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Property profile & analytics
OFF-MARKET
Estimated value
$525,000
Specialty properties
43 Main St, West Brookfield, MA 01585-2906
Individually Owned
1-yr Hold
Free & Clear
Property ID
US38-1146498
Property profile
Verified
Property type
Specialty properties
Use group
FUNERAL HOME
Year built
1784
Construction
FRAME
Total area
4,209 SF
Lot
1.96 ac (85,378 SF)
Zoning code
GD
APN
WBFD M:041 B:00128 L:00000
UPID
US38-1146498
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Varnum Funeral Home Inc Social Service Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$525k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$525k
Owner & transaction history
Milestone Funeral Svcs Of · 1 yrs held
Milestone Funeral Svcs Of
since 2024
Last sale
$525,000
7 recorded transactions
Zoning & alternative use
GD · West Brookfield, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$520,000
+83.2%
Office building
$480,000
+70.4%
Retail stores
$430,000
+51.6%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs West Brookfield submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs West Brookfield submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$525,000
ML approach
$525,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
MEDICAL BUILDING
$520,000
Change: +83% · Conversion: Difficult
OFFICE BUILDING
$480,000
Change: +70% · Conversion: Difficult
RETAIL STORES
$430,000
Change: +52% · Conversion: Difficult
AUTO REPAIR, GARAGE
$415,000
Change: +47% · Conversion: Difficult
COMMERCIAL (GENERAL)
$410,000
Change: +44% · Conversion: Difficult
Blend value · Realmo final
$525k
Range $473k – $578k · ±10% · vs last sale $525k (Aug 26 2024)
Last sale anchor
$525k
Aug 26 2024
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$125 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$5,015
Tax year 2024
Assessed value
$446,600
Assessed 2024
Previous assessed
$446,600
+0.0% YoY
Effective rate
1.12%
On assessed value
Assessed land
$74,000
Assessed improvement
$372,600
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Specialty properties
Use group
FUNERAL HOME
Status
Off-Market
Year built
1784
Construction
FRAME
Heating
HOT WATER
Cooling
YES
Buildings
1
Stories
2
Units
1
Rooms
6
Bathrooms
2
Total area
4,209 SF
Lot
1.96 ac (85,378 SF)
Zoning code
GD
APN
WBFD M:041 B:00128 L:00000
UPID
US38-1146498
Jurisdiction
WEST BROOKFIELD
Zoning & alternative use
GD · West Brookfield, MA
Zoning GD · permitted uses
GD · West Brookfield, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
West Brookfield. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
MEDICAL BUILDING
Est. value
$520,000
OFFICE BUILDING
Est. value
$480,000
RETAIL STORES
Est. value
$430,000
AUTO REPAIR, GARAGE
Est. value
$415,000
COMMERCIAL (GENERAL)
Est. value
$410,000
MEDICAL BUILDING
OFFICE BUILDING
RETAIL STORES
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1784
Construction
FRAME
Heating
HOT WATER
Cooling
Yes
Stories
2
Buildings
1
Units
1
Rooms
6
Bathrooms
2
Lot
1.96 ac
Current owner
From public records · entity-resolved
Milestone Funeral Svcs Of
Individual
Free & Clear · 1 yrs held
Mailing address
43 E MAIN STSTE10, WEST BROOKFIELD, MA 01585-2906
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 23, 2024
—
Milestone Funeral Svcs Of
—
Deed
related
$30,000,000 · The Bancorp Bank
Aug 26, 2024
$525,000
Milestone Funeral Svcs Of
Marc A Varnum
Quit Claim Arm's Length For Ne States
—
Oct 4, 2019
—
Marc C Varnum
—
Deed
related
$340,000 · North Brookfield Savings Bank
Apr 26, 2019
—
Marc A Varnum
—
Deed
related
$243,000 · North Brookfield Savings Bank
Oct 6, 2003
—
Marc A Varnum
—
Deed Of Trust
related
$320,000 · Ware Cp Ban
Jan 22, 1999
—
Marc A Varnum
—
Deed Of Trust
related
$163,428 · Alan R Varnum
Mar 3, 1993
$190,000
Marc A Varnum
Morin,alfred G JR
Grant Deed
$190,000 · Zenon Grzybowski
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
Try Rey
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