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Property profile & analytics
OFF-MARKET
Estimated value
$1,220,000
Commercial real estate
89 Pearl St, Braintree, MA 02184-6520
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US38-1273253
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Lot
1.56 ac (67,779 SF)
Zoning code
IND
APN
BRAI M:1006 B:0 L:66
UPID
US38-1273253
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
-
Sycco Services LLC Hardware & Home Improvement
-
Flowers By Nancy Sargent (Bike/Boat/Book/etc) Store Florist
-
Ket's Auto Repair Auto Repair Shop
-
CrossFit 617 - Braintree Gym & Fitness Center
-
South Shore Kickboxing Training Center Sports School
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.22M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.22M
Owner & transaction history
89 Pearl LLC · 1 yrs held
89 Pearl LLC
since 2024
Last sale
$1.2M
7 recorded transactions
Zoning & alternative use
IND · 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 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
$1,220,000
ML approach
$1,220,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.22M
Range $1.10M – $1.34M · ±10% · vs last sale $1.22M (Oct 23 2024)
Last sale anchor
$1.22M
Oct 23 2024
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
—
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
$43,264
Tax year 2020
Assessed value
$2,437,300
Assessed 2024
Previous assessed
$2,437,300
+0.0% YoY
Effective rate
1.78%
On assessed value
Assessed land
$1,281,000
Assessed improvement
$1,156,300
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
Heating
NONE
Buildings
2
Units
11
Lot
1.56 ac (67,779 SF)
Zoning code
IND
APN
BRAI M:1006 B:0 L:66
UPID
US38-1273253
Jurisdiction
BRAINTREE
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
IND · Braintree, MA
Zoning IND · permitted uses
IND · 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.
Building & site characteristics
From public records
Heating
NONE
Buildings
2
Units
11
Lot
1.56 ac
Current owner
From public records · entity-resolved
89 Pearl LLC
Entity
Mailing address
PO BOX 28, BRAINTREE, MA 02185
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 23, 2024
—
89 Pearl LLC
Sunset RT
Quitclaim Deed
related
$2,140,000 · Coastal Heritage Bank
Aug 6, 2014
—
Sunset RT
—
Grant Deed
related
$1,875,000 · Gary Needham
Jul 28, 2010
—
Sunset RT
—
Deed Of Trust
related
$1,658,000 · Hingham Institute For Savings
Nov 19, 2004
—
Sunset RT
—
Deed Of Trust
related
$1,850,000 · Hingham Institute For Savings
Mar 6, 2003
—
Sunset RT
—
Deed Of Trust
related
$1,600,000 · Richard E Frye
Jun 26, 1990
$1,220,000
Sunset RT
Stalker,thomas A Tr
Grant Deed
$862,500 · Richard E Frye
Apr 9, 1987
—
Stalker,thomas A Tr
—
Deed Of Trust
related
$1,150,000 · Baybank Norfolk Cnty Tr
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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