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    28 Sewall St Boylston, MA 01505-1713

    • Showrooms
    • 1,047 SF
    • 0.71 lot acres
    OFF-MARKET
    Last Sale
    May 19, 2022
    $110,000
    Value Estimations
    $115,000
    Show details
    Cap Rate Potential
    8.9%
    Showrooms
    Location Intelligence
    Property ID
    US38-1645816
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Showrooms

    Property Details for 28 Sewall St

    Year built
    1930
    Construction
    CONCRETE
    Lot size
    0.71 lot acres
    Property size
    1,047 SF
    Property type
    Showrooms
    APN
    BOYL M:23 B:4
    APU
    BOYLM23B4

    Description

    This exceptional 0.71-acre commercial lot at 28 Sewall Street in Boylston, Massachusetts, presents a rare development opportunity. Priced at $339,000, this property (APN 3737362) is zoned RES and offers significant potential. The lot boasts an already approved and recorded septic design, eliminating a major hurdle in the development process. Public water is readily available on-site, further streamlining construction plans. The property's versatility allows for the construction of a single-family home or potentially a duplex, catering to various development strategies. Adding to its appeal, the property currently includes two existing garages, providing additional options for immediate use or potential repurposing. Located in a desirable Boylston neighborhood (Worcester County, zip code 01505), this parcel offers a unique blend of convenience and development potential. This is an exceptional chance to acquire a ready-to-develop lot in a prime location. Don't miss this opportunity to build your dream project or capitalize on a promising investment.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      Statistic approach
      $105,000
      ML approach
      $80,000

    • Comparable approach

      Method
      Estimation
      AI Estimate
      $144,000
      Market price range: $45.4k - $145k

    • Alternative Use

      Use
      Estimation
      COMMERCIAL (GENERAL)
      $115,000
      Current use
      RETAIL STORES
      $165,000
      Change: +43% Conversion: Easy
      AUTO REPAIR, GARAGE
      $160,000
      Change: +39% Conversion: Difficult
      OFFICE BUILDING
      $140,000
      Change: +24% Conversion: Easy
      NEIGHBORHOOD: SHOPPING CENTER
      $130,000
      Change: +15% Conversion: Difficult
      WAREHOUSE, STORAGE
      $105,000
      Change: -9% Conversion: Difficult

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Boylston
    County
    Worcester
    State
    Massachusetts
    Longitude
    -71.7358
    Latitude
    42.3426
    CBSA code
    49340
    CBSA name
    WORCESTER, MA-CT METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2024
    $3,106
    $176,200
    $48,700
    $224,900
    -
    $0.00
    $0.00
    $0.00

    Comparable in this City

    • Value Estimation
      $285,000
      3,200 SF

      144 Shrewsbury St

      SHOW ROOM, WAREHOUSE • 3,200 SF
      144 Shrewsbury St, Boylston, MA 01505-1710
      View Details
    • Value Estimation
      $340,000
      2,416 SF

      17 Main St

      SHOW ROOM, WAREHOUSE • 2,416 SF
      17 Main St, Boylston, MA 01505-1948
      View Details
    • Value Estimation
      $805,000
      41,600 SF

      80 Shrewsbury St

      SHOW ROOM, WAREHOUSE • 41,600 SF
      80 Shrewsbury St, Boylston, MA 01505-1701
      View Details
    • Value Estimation
      $735,000
      362,937 SF

      100 Pne Hl Dr

      SHOW ROOM, WAREHOUSE • 362,937 SF
      100 Pne Hl Dr, Boylston, MA 01505-1459
      View Details
    • Value Estimation
      $250,000
      1,088 SF

      750 Main St

      SHOW ROOM, WAREHOUSE • 1,088 SF
      750 Main St, Boylston, MA 01505-1018
      View Details
    • Value Estimation
      $290,000
      6,470 SF

      75 Main St

      SHOW ROOM, WAREHOUSE • 6,470 SF
      75 Main St, Boylston, MA 01505-1919
      View Details

    Similar Nearby for Lease

    • $6,000 /Mo

      Versatile Commercial Space in Boylston

      7,200 sq ft commercial space ideal for various businesses.
      240 Shrewsbury St, Boylston, MA 01505
      View Details
    • Contact for pricing
      59,000 SF

      New Retail Space with Drive-Thru

      Prime retail/flex space in Boylston's newest development.
      90 Shrewsbury St, Boylston, MA 01505
      View Details
    • Contact for pricing
      106,950 SF

      Boylston Industrial Build-to-Suit Opportunity

      106,950 SF industrial space available for build-to-suit.
      313 Main St, Boylston, MA 01505
      View Details
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    28 Sewall St
    Boylston, MA 01505-1713
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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