For Sale
1 / 6
$1,100,000
464 Ashland St, Brockton, MA 02302-2107
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Estimated value (blended)
$255k
Range $230k – $281k (±10%)
Property ID
US38-1642843
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1967
Total area
2,282 SF
Lot
0.58 ac (25,086 SF)
Zoning code
C2
APN
BROC M:160 R:217 S:
UPID
US38-1642843
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Grocery & Convenience Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$255k
Owner & transaction history
since 2026
Last sale
$1.1M
2 recorded transactions
Zoning & alternative use
C2 · Brockton, MA
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
All 15 comparables with addresses
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
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from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$255k
Value range
$230k – $281k
±10% around blend
Estimated value / SF
$112 / SF
Confidence
High
15 county-verified comps
Property data
88
Market benchmarks
67
Comparable evidence
100
Income certainty
100
$230k
blend $255k
$281k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
2,282 SF
Lot area
0.58 ac
Year built
1967
Stories
1
APN
BROC M:160 R:217 S:
Assessed value
$333,500
Annual tax
$8,021
3
Income approach: direct capitalization
Partial preview
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$8,021
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$1.18M
Weighted, 15 comps · high confidence
Evidence
15 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
4.8 mi away · 2,166 SF
10.6 mi away · 2,352 SF
14.4 mi away · 1,960 SF
14.7 mi away · 1,728 SF
18.6 mi away · 1,790 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$255k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 41 sales
$247
-55%
County 157 sales
$207
-46%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $112/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Modeled
Market rent
Market benchmark
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 15 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Selected market yield
8.21%
Selected cap rate for this retail space
Derived from the Brockton market rent, vacancy and expense benchmarks for this use type.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 8.21%
9.0%
NOI (est.)
$90k *
Last sale · Jan 2026
$1.10M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$1.10M
Move the market yield to see immediate price impact.
Value / SF
$482
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
7.71%8.21%8.71%
$81k
$1.05M
$990k
$933k
$90k
$1.17M
$1.10M
$1.04M
$99k
$1.29M
$1.21M
$1.14M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
15 found
High confidence · county-verified
Closest comparable
$1.60M
1.6 mi · Nov 2025 · $755/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$8,021
Tax year 2024
Assessed value
$333,500
Assessed 2024
Previous assessed
$333,500
+0.0% YoY
Effective rate
2.41%
On assessed value
Assessed land
$218,400
Assessed improvement
$115,100
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
For Sale
Year built
1967
Heating
STEAM
Buildings
1
Stories
1
Rooms
11
Bathrooms
2
Total area
2,282 SF
Lot
0.58 ac (25,086 SF)
Zoning code
C2
APN
BROC M:160 R:217 S:
UPID
US38-1642843
Jurisdiction
BROCKTON
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
C2 · Brockton, MAZoning C2 · permitted uses
C2 · Brockton, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
1967
Heating
STEAM
Stories
1
Buildings
1
Rooms
11
Bathrooms
2
Lot
0.58 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
C2
Jurisdiction
Brockton, MA
Recorded code
C2
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for C2 in Brockton, MA.
What opens after registration
Zoning profile
3 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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