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Property profile & analytics
OFF-MARKET
Estimated value
$555,000
Investment properties
46 Main St, West Brookfield, MA 01585-3232
Entity Owned
11-yr Hold
Property ID
US38-1667106
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1890
Construction
BRICK
Total area
3,936 SF
Lot
0.35 ac (15,246 SF)
Zoning code
CD
APN
WBFD M:041 B:00092 L:00000
UPID
US38-1667106
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
-
West Brookfield Family Practice Medical Clinic
-
Dr. James C. Wilson III, MD Pediatrician Physician
-
Dr. Robert J. Fitzpatrick, DO Pediatrician Physician
-
Broz Gwendolyn DO Pediatrician Physician
-
Jones Jeffrey MD Pediatrician Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$545k
Comparable Approach
Comparable
$598k
Blend (final)
Blend
$555k
Owner & transaction history
46 North Main LLC · 11 yrs held
46 North Main LLC
since 2014
7 recorded transactions
Zoning & alternative use
CD · West Brookfield, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$620,000
+42.6%
Auto repair, garage
$605,000
+39.4%
Office building
$535,000
+23.6%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$590,000
6.5%
$545,000
7%
$505,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$435,000
Current use
RETAIL STORES
$620,000
Change: +43% · Conversion: Easy
AUTO REPAIR, GARAGE
$605,000
Change: +39% · Conversion: Difficult
OFFICE BUILDING
$535,000
Change: +24% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$495,000
Change: +15% · Conversion: Difficult
WAREHOUSE, STORAGE
$395,000
Change: -9% · Conversion: Difficult
Blend value · Realmo final
$555k
Range $500k – $611k · ±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
$141 / 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
$7,340
Tax year 2024
Assessed value
$653,600
Assessed 2024
Previous assessed
$594,600
+9.9% YoY
Effective rate
1.12%
On assessed value
Assessed land
$52,200
Assessed improvement
$601,400
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1890
Construction
BRICK
Heating
STEAM
Buildings
1
Stories
2
Units
3
Rooms
12
Bathrooms
5
Total area
3,936 SF
Lot
0.35 ac (15,246 SF)
Zoning code
CD
APN
WBFD M:041 B:00092 L:00000
UPID
US38-1667106
Jurisdiction
WEST BROOKFIELD
Zoning & alternative use
CD · West Brookfield, MA
Zoning CD · permitted uses
CD · 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
COMMERCIAL (GENERAL) Current
Est. value
$435,000
RETAIL STORES
Est. value
$620,000
AUTO REPAIR, GARAGE
Est. value
$605,000
OFFICE BUILDING
Est. value
$535,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$495,000
WAREHOUSE, STORAGE
Est. value
$395,000
COMMERCIAL (GENERAL) Current
RETAIL STORES
AUTO REPAIR, GARAGE
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
WAREHOUSE, STORAGE
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
1890
Construction
BRICK
Heating
STEAM
Stories
2
Buildings
1
Units
3
Rooms
12
Bathrooms
5
Lot
0.35 ac
Current owner
From public records · entity-resolved
46 North Main LLC
Entity
Mailing address
46 N MAIN ST, WEST BROOKFIELD, MA 01585-3232
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2014
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
May 26, 2023
—
46 North Main LLC
—
Deed
related
$119,446 · Cornerstone Bank
Oct 15, 2018
—
46 North Main LLC
—
Deed
related
$105,000 · Cornerstone Bank
Dec 17, 2014
—
46 North Main LLC
Jones,jeffrey J
Quit Claim Deed
related
—
Sep 23, 2011
$180,518
Jeffrey J Jones
Gwendolyn M Broz Lt
Deed
$150,000 · N Brookfield Svgs Bk
Jun 25, 2008
$1
Gwendolyn M Broz Lt
Broz,gwen M
Grant Deed
—
Jun 4, 2004
—
Gwendolyn M Broz
—
Deed Of Trust
related
$158,800 · N Brookfield Savings Bank
May 7, 2001
$214,000
Gwendolyn M Broz
Windemere RT
Grant Deed
$149,800 · N Brookfield Savings Bank
Mar 14, 1990
—
Daniel Dmuchovsky
—
Deed Of Trust
related
$35,000 · Country Bank
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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