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Property profile & analytics
OFF-MARKET
Estimated value
$705,000
Warehouses
86 Hancock St, Braintree, MA 02184-7037
Entity Owned
6-yr Hold
Free & Clear
Property ID
US38-0950446
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1977
Construction
STEEL FRAME
Total area
3,600 SF
Lot
0.12 ac (5,162 SF)
Zoning code
COM
APN
BRAI M:1007 B:0 L:4B
UPID
US38-0950446
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
-
Integrated Electrical Systems General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$830k
CAP Approach
CAP
$715k
Comparable Approach
Comparable
$962k
Blend (final)
Blend
$705k
Owner & transaction history
Sidoti Properties LLC · 6 yrs held
Sidoti Properties LLC
since 2020
Last sale
$460,000
3 recorded transactions
Zoning & alternative use
COM · Braintree, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.2M
+86.3%
Office building
$1.1M
+69.7%
Retail stores
$1.1M
+69.4%
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 Braintree submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Braintree 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
$790,000
ML approach
$830,000
CAP Approach
CAP Return
Estimation
6%
$775,000
6.5%
$715,000
7%
$665,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$620,000
Current use
AUTO REPAIR, GARAGE
$1,160,000
Change: +86% · Conversion: Easy
OFFICE BUILDING
$1,055,000
Change: +70% · Conversion: Difficult
RETAIL STORES
$1,055,000
Change: +69% · Conversion: Moderate
COMMERCIAL (GENERAL)
$920,000
Change: +48% · Conversion: Difficult
Blend value · Realmo final
$705k
Range $635k – $776k · ±10% · vs last sale $460k (May 15 2020)
Last sale anchor
$460k
May 15 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
$196 / 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
$10,226
Tax year 2024
Assessed value
$505,000
Assessed 2024
Previous assessed
$505,000
+0.0% YoY
Effective rate
2.02%
On assessed value
Assessed land
$293,000
Assessed improvement
$212,000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1977
Construction
STEEL FRAME
Heating
FORCED AIR
Buildings
1
Stories
2
Units
1
Bathrooms
2
Total area
3,600 SF
Lot
0.12 ac (5,162 SF)
Zoning code
COM
APN
BRAI M:1007 B:0 L:4B
UPID
US38-0950446
Jurisdiction
BRAINTREE
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
COM · Braintree, MA
Zoning COM · permitted uses
COM · Braintree, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Braintree. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$620,000
AUTO REPAIR, GARAGE
Est. value
$1.2M
OFFICE BUILDING
Est. value
$1.1M
RETAIL STORES
Est. value
$1.1M
COMMERCIAL (GENERAL)
Est. value
$920,000
WAREHOUSE, STORAGE Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
RETAIL STORES
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
1977
Construction
STEEL FRAME
Heating
FORCED AIR
Stories
2
Buildings
1
Units
1
Bathrooms
2
Lot
0.12 ac
Current owner
From public records · entity-resolved
Sidoti Properties LLC
Entity
Free & Clear · 6 yrs held
Mailing address
34 MEETING HOUSE RD, KINGSTON, MA 02364-2163
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 19, 2021
—
Sidoti Prop LLC
—
Deed
related
$253,000 · Bay Colony Development Corp
May 15, 2020
$460,000
Sidoti Properties LLC
William J Flynn
Quit Claim Arm's Length For Ne States
—
Dec 7, 1995
—
William J Flynn
—
Deed Of Trust
related
$92,000 · Weymouth Savings Bank
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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