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Property profile & analytics
OFF-MARKET
Estimated value
$690,000
Retail space
797 Montello St, Brockton, MA 02301-2436
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US38-1596872
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1930
Total area
4,110 SF
Lot
0.37 ac (16,104 SF)
Zoning code
C2
APN
BROC M:103 R:008 S:
UPID
US38-1596872
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
-
Super Laundromat (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$860k
CAP Approach
CAP
$900k
Comparable Approach
Comparable
$427k
Blend (final)
Blend
$690k
Owner & transaction history
Laundry Lease 1 10 LLC · 5 yrs held
Laundry Lease 1 10 LLC
since 2020
Last sale
$680,000
7 recorded transactions
Zoning & alternative use
C2 · Brockton, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$995,000
+50.6%
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 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
$930,000
ML approach
$860,000
CAP Approach
CAP Return
Estimation
6%
$975,000
6.5%
$900,000
7%
$835,000
Alternative Use
Use
Estimation
RETAIL STORES
$660,000
Current use
AUTO REPAIR, GARAGE
$995,000
Change: +51% · Conversion: Difficult
COMMERCIAL (GENERAL)
$600,000
Change: -9% · Conversion: Easy
Blend value · Realmo final
$690k
Range $621k – $759k · ±10% · vs last sale $680k (Dec 10 2020)
Last sale anchor
$680k
Dec 10 2020
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
$168 / 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
$13,237
Tax year 2024
Assessed value
$550,400
Assessed 2024
Previous assessed
$550,400
+0.0% YoY
Effective rate
2.40%
On assessed value
Assessed land
$208,700
Assessed improvement
$341,700
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1930
Heating
FORCED AIR
Buildings
1
Stories
1
Total area
4,110 SF
Lot
0.37 ac (16,104 SF)
Zoning code
C2
APN
BROC M:103 R:008 S:
UPID
US38-1596872
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.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$660,000
AUTO REPAIR, GARAGE
Est. value
$995,000
COMMERCIAL (GENERAL)
Est. value
$600,000
RETAIL STORES Current
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
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
FORCED AIR
Stories
1
Buildings
1
Lot
0.37 ac
Current owner
From public records · entity-resolved
Laundry Lease 1 10 LLC
Entity
Mailing address
80 OLD ML RD, CONCORD, MA 01742-4731
Ownership since
2020
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
Dec 10, 2020
$680,000
Laundry Lease 1 10 LLC
797 North Montello St Ret
Quit Claim Arm's Length For Ne States
$544,000 · Lowell Five Cents Savings Bank
Apr 17, 2018
—
469 Centre St Realty Trust
—
Deed
related
$500,000 · Heidi Lam
Apr 15, 2015
$525,000
797 N Montello RT
797 North Montello St
Quit Claim Arm's Length For Ne States
$300,000 · Eastern Bank
Sep 4, 2008
—
797 North Montello St LLC
—
Deed Of Trust
related
$127,000 · South Eastern Econ Dev Corp
Feb 1, 2008
—
797 North Montello St LLC
—
Deed Of Trust
related
$201,250 · Rockland Trust Co
Jul 17, 2007
$265,000
797 North Montello St LLC
Beckford RT
Grant Deed
$392,000 · Rockland Trust Co
—
—
797 North Montello St Realt Trust
—
Deed Of Trust
related
$259,000 · Bay Colony Dev
—
—
469 Centre St Realty Trust
—
Deed Of Trust
related
$500,000 · Heidi Lam
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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