Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$540,000
Investment properties
860 Brookfield Rd New Braintree, MA 01531-1540
Entity Owned
5-yr Hold
Free & Clear
Property ID
US38-0691085
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
2016
Construction
STONE
Total area
1,425 SF
Lot
3.25 ac (141,579 SF)
Zoning code
R1
APN
NEWB M:411 B:00000 L:00241
UPID
US38-0691085
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
-
Grass Roots Farm Food Processing Plant
-
Farmer Matt® Food Processing Plant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$600k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$540k
Owner & transaction history
Madd Catts LLC · 5 yrs held
Madd Catts LLC
since 2020
Last sale
$490,000
3 recorded transactions
Zoning & alternative use
R1 · New Braintree, 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 New Braintree submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs New 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
$585,000
ML approach
$600,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$540k
Range $486k – $594k · ±10% · vs last sale $490k (Sep 11 2020)
Last sale anchor
$490k
Sep 11 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
$379 / 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
$6,146
Tax year 2024
Assessed value
$422,700
Assessed 2024
Previous assessed
$386,500
+9.4% YoY
Effective rate
1.45%
On assessed value
Assessed land
$53,300
Assessed improvement
$369,400
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
2016
Construction
STONE
Heating
FORCED AIR
Stories
2
Rooms
5
Bathrooms
2
Total area
1,425 SF
Lot
3.25 ac (141,579 SF)
Zoning code
R1
APN
NEWB M:411 B:00000 L:00241
UPID
US38-0691085
Jurisdiction
NEW BRAINTREE
Zoning & alternative use
R1 · New Braintree, MA
Zoning R1 · permitted uses
R1 · New Braintree, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
New Braintree. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
2016
Construction
STONE
Heating
FORCED AIR
Stories
2
Rooms
5
Bathrooms
2
Lot
3.25 ac
Current owner
From public records · entity-resolved
Madd Catts LLC
Entity
Free & Clear · 5 yrs held
Mailing address
125 LAKESHORE DR, WEST BROOKFIELD, MA 01585-2768
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
Sep 11, 2020
$347,000
Madd Catts LLC
Acorn
Quit Claim Deed
—
Sep 11, 2020
$490,000
Madd Catts LLC
Thomas J Bohan
Quit Claim Arm's Length For Ne States
$627,000 · Farm Credit
—
—
Thomas J Bohan
—
Deed Of Trust
related
$110,000 · Us Dept Agriculture
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 860 Brookfield Rd?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
