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Property profile & analytics
OFF-MARKET
Estimated value
$550,000
Car washes
444 Main St, Brockton, MA 02301-6032
Entity Owned
7-yr Hold
~
Est. High Equity
Property ID
US38-2420799
Property profile
Verified
Property type
Car washes
Use group
CAR WASH
Year built
1950
Total area
2,186 SF
Lot
0.37 ac (16,274 SF)
Zoning code
C2
APN
BROC M:112 R:027 S:
UPID
US38-2420799
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
-
ICarClean Car Wash
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$527k
Blend (final)
Blend
$550k
Owner & transaction history
444 Main St Realty LLC · 7 yrs held
444 Main St Realty LLC
since 2018
7 recorded transactions
Zoning & alternative use
C2 · Brockton, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$720,000
+36.3%
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 Brockton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Brockton 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$530,000
Current use
OFFICE BUILDING
$720,000
Change: +36% · Conversion: Difficult
Blend value · Realmo final
$550k
Range $495k – $605k · ±10%
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
$252 / 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
$17,439
Tax year 2024
Assessed value
$725,100
Assessed 2024
Previous assessed
$725,100
+0.0% YoY
Effective rate
2.41%
On assessed value
Assessed land
$362,500
Assessed improvement
$362,600
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
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
Car washes
Use group
CAR WASH
Status
Off-Market
Year built
1950
Heating
STEAM
Buildings
1
Stories
1
Rooms
14
Bathrooms
3
Total area
2,186 SF
Lot
0.37 ac (16,274 SF)
Zoning code
C2
APN
BROC M:112 R:027 S:
UPID
US38-2420799
Jurisdiction
BROCKTON
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
C2 · Brockton, MA
Zoning C2 · permitted uses
C2 · Brockton, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Brockton. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
AUTO REPAIR, GARAGE Current
Est. value
$530,000
OFFICE BUILDING
Est. value
$720,000
AUTO REPAIR, GARAGE Current
OFFICE BUILDING
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
1950
Heating
STEAM
Stories
1
Buildings
1
Rooms
14
Bathrooms
3
Lot
0.37 ac
Current owner
From public records · entity-resolved
444 Main St Realty LLC
Entity
Mailing address
385 N MAIN ST, BROCKTON, MA 02301-3505
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 29, 2024
—
Brockton Car Wash LLC
—
Deed
related
$780,000 · Rockland Trust Co
Dec 21, 2018
$900,000
444 Main St Realty LLC
Boston Hospitality Group
Quit Claim Arm's Length For Ne States
$900,000 · Titanium Group LLC
May 22, 2014
$632,500
Boston Hospitality Group
Teen Challenge New Eng
Quit Claim Deed
$442,750 · Rockland Tr
Apr 8, 2003
—
Teen Challenge Ne INC
—
Deed Of Trust
related
$1,400,000 · Rockland Trust Co
May 28, 2002
—
Teen Challenge Ne INC
—
Deed Of Trust
related
$80,000 · Rockland Trust Co
Mar 22, 2002
$500,000
Teen Challenge Ne INC
Brockton Auto Wash INC
Grant Deed
$280,000 · Rockland Trust Co
Nov 10, 1997
—
Brockton Auto Wash INC
—
Deed Of Trust
related
$194,144 · Zwi Kohorn
Mar 21, 1989
—
Auto Wash Brockton
—
Deed Of Trust
related
$350,000 · Zwi Kohorn
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.
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