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Property profile & analytics
OFF-MARKET
Estimated value
$3,350,000
Bowling alleys
65 Westgate Dr, Brockton, MA 02301-1807
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US38-0733419
Property profile
Verified
Property type
Bowling alleys
Use group
BOWLING ALLEY
Year built
1962
Total area
2,600 SF
Lot
5.52 ac (240,451 SF)
Zoning code
C2
APN
BROC M:032 R:042 S:
UPID
US38-0733419
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
-
Westgate Lanes, Pub & Grill, Arcade & Billiards Bowling Alley
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.78M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.35M
Owner & transaction history
Westgate Property Inv LLC · 2 yrs held
Westgate Property Inv LLC
since 2023
Last sale
$3.9M
7 recorded transactions
Zoning & alternative use
C2 · Brockton, 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 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
$2,810,000
ML approach
$2,780,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$3.35M
Range $3.02M – $3.69M · ±10% · vs last sale $3.90M (Oct 18 2023)
Last sale anchor
$3.90M
Oct 18 2023
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
$1,288 / 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
$52,778
Tax year 2024
Assessed value
$2,194,500
Assessed 2024
Previous assessed
$2,194,500
+0.0% YoY
Effective rate
2.41%
On assessed value
Assessed land
$900,000
Assessed improvement
$1,294,500
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
Bowling alleys
Use group
BOWLING ALLEY
Status
Off-Market
Year built
1962
Heating
FORCED AIR
Buildings
1
Stories
1
Rooms
11
Bathrooms
3
Total area
2,600 SF
Lot
5.52 ac (240,451 SF)
Zoning code
C2
APN
BROC M:032 R:042 S:
UPID
US38-0733419
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.
Building & site characteristics
From public records
Year built
1962
Heating
FORCED AIR
Stories
1
Buildings
1
Rooms
11
Bathrooms
3
Lot
5.52 ac
Current owner
From public records · entity-resolved
Westgate Property Inv LLC
Entity
Mailing address
65 WESTGATE DR, BROCKTON, MA 02301-1807
Ownership since
2023
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
Oct 18, 2023
$3,900,000
Westgate Property Inv LLC
Patel Westgate Realty LLC
Quit Claim Arm's Length For Ne States
$2,730,000 · Rockland Trust Co
Oct 19, 2017
—
Patel Westgate Realty LLC
—
Deed
related
$2,568,670 · Rockland Tr
Aug 21, 2017
$3,300,000
Patel Westgate Realty LLC
Westgate Lanes INC
Quit Claim Deed
$125,000 · Harry JR Minassian
May 27, 1999
—
Westgate Lanes INC
—
Deed Of Trust
related
$650,000 · Peoples Bank Brockton
Mar 31, 1999
—
Westgate Lanes INC
—
Deed Of Trust
related
$1,800,000 · Peoples Bank Brockton
—
—
Patel Westgate Realty LLC
—
Deed Of Trust
related
$2,568,670 · Rockland Tr
—
—
Patel Westgate Realty LLC
—
Deed Of Trust
related
$1,135,069 · Rockland Tr
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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