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Property profile & analytics
OFF-MARKET
Investment properties
46 Mattapoisett Rd Rochester, MA 02770-4109
Entity Owned
17-yr Hold
Property ID
US38-0128481
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1935
Total area
3,116 SF
Lot
2.78 ac (121,097 SF)
Zoning code
SPC
APN
ROCH M:5 L:5
UPID
US38-0128481
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Deerfield Run LLC · 17 yrs held
Deerfield Run LLC
since 2008
6 recorded transactions
Zoning & alternative use
SPC · Rochester, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Rochester submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Rochester 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$7,483
Tax year 2024
Assessed value
$676,600
Assessed 2024
Previous assessed
$602,100
+12.4% YoY
Effective rate
1.11%
On assessed value
Assessed land
$180,500
Assessed improvement
$496,100
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
1935
Heating
FORCED AIR
Buildings
1
Stories
2
Units
3
Rooms
8
Bathrooms
4
Total area
3,116 SF
Lot
2.78 ac (121,097 SF)
Zoning code
SPC
APN
ROCH M:5 L:5
UPID
US38-0128481
Jurisdiction
ROCHESTER
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
SPC · Rochester, MA
Zoning SPC · permitted uses
SPC · Rochester, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Rochester. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1935
Heating
FORCED AIR
Stories
2
Buildings
1
Units
3
Rooms
8
Bathrooms
4
Lot
2.78 ac
Current owner
From public records · entity-resolved
Deerfield Run LLC
Entity
Mailing address
PO BOX 61034, NEW BEDFORD, MA 02746-0034
Ownership since
2008
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 5, 2008
$315,000
Deerfield Run LLC
Sol,steven E
Grant Deed
$210,000 · First Citizens Cu
Jan 25, 2008
$1
Steven E Sol
Rounseville,lincoln
Grant Deed
—
Jan 22, 2003
—
Steven E Sol
—
Deed Of Trust
related
$190,000 · New Fijol Ft
Nov 29, 2000
—
Steven E Sol
—
Deed Of Trust
related
$113,600 · Compass Bank For Savings
Feb 11, 1993
—
Steven E Sol
—
Deed Of Trust
related
$50,000 · Compass Bank For Savings
—
—
Deerfield Run LLC
—
Deed Of Trust
related
$255,000 · First Citizens Cu
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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