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Property profile & analytics
OFF-MARKET
Estimated value
$1,990,000
Office buildings
10 A St, Auburn, MA 01501-2102
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US38-1356229
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1963
Construction
STEEL FRAME
Total area
16,368 SF
Lot
1.6 ac (69,696 SF)
APN
AUBU M:0011 L:0015
UPID
US38-1356229
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
$1.99M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.41M
Blend (final)
Blend
$1.99M
Owner & transaction history
Nomorefear LLC · 4 yrs held
Nomorefear LLC
since 2021
Last sale
$2.0M
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.1M
+38.7%
Retail stores
$2.6M
+15.4%
Auto repair, garage
$2.5M
+12.8%
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 Auburn submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Auburn 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
$1,970,000
ML approach
$1,985,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,225,000
Current use
RESTAURANT
$3,085,000
Change: +39% · Conversion: Moderate
RETAIL STORES
$2,570,000
Change: +15% · Conversion: Moderate
AUTO REPAIR, GARAGE
$2,510,000
Change: +13% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$2,065,000
Change: -7% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$1,965,000
Change: -12% · Conversion: Easy
COMMERCIAL (GENERAL)
$1,800,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$1.99M
Range $1.79M – $2.19M · ±10% · vs last sale $2.00M (Sep 13 2021)
Last sale anchor
$2.00M
Sep 13 2021
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
$122 / 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
$23,811
Tax year 2024
Assessed value
$1,416,500
Assessed 2024
Previous assessed
$1,405,800
+0.8% YoY
Effective rate
1.68%
On assessed value
Assessed land
$352,600
Assessed improvement
$1,063,900
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1963
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Total area
16,368 SF
Lot
1.6 ac (69,696 SF)
APN
AUBU M:0011 L:0015
UPID
US38-1356229
Jurisdiction
AUBURN
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$2.2M
RESTAURANT
Est. value
$3.1M
RETAIL STORES
Est. value
$2.6M
AUTO REPAIR, GARAGE
Est. value
$2.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.0M
COMMERCIAL (GENERAL)
Est. value
$1.8M
OFFICE BUILDING Current
RESTAURANT
RETAIL STORES
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
APARTMENT HOUSE (5+ UNITS)
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
1963
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Lot
1.6 ac
Current owner
From public records · entity-resolved
Nomorefear LLC
Entity
Mailing address
99 HOPE AVE, WORCESTER, MA 01603-2212
Ownership since
2021
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 13, 2021
$2,000,000
Nomorefear LLC
Webster Five Cents Sb
Quit Claim Arm's Length For Ne States
$1,400,000 · Peoples United Bank
Apr 23, 2002
$870,000
Webster 5c Sb
Sword St Rlty LLC
Grant Deed
—
Sep 22, 1995
$427,500
Sword Street Rlty
Clarke American Checks
Grant Deed
$213,750 · Zenon Grzybowski
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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