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Property profile & analytics
OFF-MARKET
Estimated value
$520,000
Commercial real estate
74 Pln St, Brockton, MA 02301-7162
Individually Owned
22-yr Hold
~
Est. High Equity
Property ID
US38-1462030
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1930
Total area
2,122 SF
Lot
2.18 ac (94,961 SF)
Zoning code
I2
APN
BROC M:117 R:058 S:
UPID
US38-1462030
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
-
J B Tony Automobile Repair Auto Repair Shop
-
Cuddy's Automotive Repair Auto Repair Shop
-
Campello Keith Oil Co Oil & Natural Gas Company
-
GB Tony's Auto Repair Auto Repair Shop
-
African hair braiding by Rihanna Hair Salon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$605k
Comparable Approach
Comparable
$513k
Blend (final)
Blend
$520k
Owner & transaction history
Lena B Freeman · 22 yrs held
Lena B Freeman
since 2004
2 recorded transactions
Zoning & alternative use
I2 · Brockton, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$700,000
+126.0%
Auto repair, garage
$515,000
+65.8%
Retail stores
$340,000
+10.1%
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%
$655,000
6.5%
$605,000
7%
$565,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$700,000
Change: +126% · Conversion: Easy
AUTO REPAIR, GARAGE
$515,000
Change: +66% · Conversion: Difficult
RETAIL STORES
$340,000
Change: +10% · Conversion: Easy
Blend value · Realmo final
$520k
Range $468k – $572k · ±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
$245 / 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 2020Property tax & assessments
Tax year 2020
Tax billed
$33,621
Tax year 2020
Assessed value
$1,642,600
Assessed 2024
Previous assessed
$1,642,600
+0.0% YoY
Effective rate
2.05%
On assessed value
Assessed land
$396,200
Assessed improvement
$1,246,400
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
1930
Heating
NONE
Buildings
4
Stories
2
Rooms
8
Bathrooms
2
Total area
2,122 SF
Lot
2.18 ac (94,961 SF)
Zoning code
I2
APN
BROC M:117 R:058 S:
UPID
US38-1462030
Jurisdiction
BROCKTON
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
I2 · Brockton, MA
Zoning I2 · permitted uses
I2 · 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
OFFICE BUILDING
Est. value
$700,000
AUTO REPAIR, GARAGE
Est. value
$515,000
RETAIL STORES
Est. value
$340,000
OFFICE BUILDING
AUTO REPAIR, GARAGE
RETAIL STORES
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
1930
Heating
NONE
Stories
2
Buildings
4
Rooms
8
Bathrooms
2
Lot
2.18 ac
Current owner
From public records · entity-resolved
Lena B Freeman
Individual
Mailing address
PO BOX 3127, BROCKTON, MA 02304-3127
Ownership since
2004
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 6, 2004
—
Lena B Freeman
—
Deed Of Trust
related
$140,000 · Washington Mutual Bank
Jun 30, 2000
—
Campello Coal Co
—
Deed Of Trust
related
$125,000 · Brockton Service INC
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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