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Property profile & analytics
OFF-MARKET
Residential income homes
81 Hillberg Ave Brockton, MA 02301-6557
Individually Owned
23-yr Hold
Free & Clear
Property ID
US38-0490868
Property profile
Verified
Property type
Residential income homes
Use group
BOARDING/ROOMING HOUSE
Year built
1890
Total area
3,212 SF
Lot
0.21 ac (9,034 SF)
Zoning code
R3
APN
BROC M:072 R:332 S:
UPID
US38-0490868
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
Wayne Dasilva · 23 yrs held
Wayne Dasilva
since 2002
4 recorded transactions
Zoning & alternative use
R3 · 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
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
$7,145
Tax year 2024
Assessed value
$594,400
Assessed 2024
Previous assessed
$594,400
+0.0% YoY
Effective rate
1.20%
On assessed value
Assessed land
$138,600
Assessed improvement
$455,800
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
Residential income homes
Use group
BOARDING/ROOMING HOUSE
Status
Off-Market
Year built
1890
Heating
STEAM
Buildings
1
Stories
3
Units
9
Rooms
6
Bathrooms
2
Total area
3,212 SF
Lot
0.21 ac (9,034 SF)
Zoning code
R3
APN
BROC M:072 R:332 S:
UPID
US38-0490868
Jurisdiction
BROCKTON
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
R3 · Brockton, MA
Zoning R3 · permitted uses
R3 · 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
1890
Heating
STEAM
Stories
3
Buildings
1
Units
9
Rooms
6
Bathrooms
2
Lot
0.21 ac
Current owner
From public records · entity-resolved
Wayne Dasilva
Individual
Free & Clear · 23 yrs held
Mailing address
20 WILDWOOD PL, BRIDGEWATER, MA 02324-3437
Ownership since
2002
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 26, 2002
$300,000
Wayne Dasilva
Hopkins,lucille R
Grant Deed
—
Jul 26, 2002
—
Lucille Hopkins
—
Deed Of Trust
related
$183,000 · Interbay Funding LLC
Jun 9, 1989
—
Daniel J Sullivan
—
Deed Of Trust
related
$25,000 · Bank Of N E South
Nov 9, 1988
—
Daniel J Sullivan
—
Deed Of Trust
related
$140,000 · Bank Of N E South
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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