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Property profile & analytics
OFF-MARKET
Estimated value
$2,600,000
Commercial real estate
10 Galaxy Pass Sutton, MA 01590-4838
Entity Owned
9-yr Hold
~
Est. High Equity
Property ID
US38-0154007
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
2018
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
18,450 SF
Lot
3.77 ac (164,222 SF)
Zoning code
B2
APN
SUTT M:0010 P:151
UPID
US38-0154007
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
by Request
CAP Approach
CAP
$2.56M
Comparable Approach
Comparable
$3.16M
Blend (final)
Blend
$2.60M
Owner & transaction history
Galaxy Pass LLC · 9 yrs held
Galaxy Pass LLC
since 2017
2 recorded transactions
Zoning & alternative use
B2 · Sutton, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.5M
+71.3%
Retail stores
$2.9M
+42.6%
Auto repair, garage
$2.8M
+39.4%
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 Sutton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sutton 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$2,775,000
6.5%
$2,560,000
7%
$2,375,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,030,000
Current use
RESTAURANT
$3,480,000
Change: +71% · Conversion: Difficult
RETAIL STORES
$2,895,000
Change: +43% · Conversion: Easy
AUTO REPAIR, GARAGE
$2,830,000
Change: +39% · Conversion: Difficult
OFFICE BUILDING
$2,510,000
Change: +24% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$2,330,000
Change: +15% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$2,215,000
Change: +9% · Conversion: Moderate
WAREHOUSE, STORAGE
$1,850,000
Change: -9% · Conversion: Difficult
Blend value · Realmo final
$2.60M
Range $2.34M – $2.86M · ±10%
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
$141 / 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
$41,278
Tax year 2024
Assessed value
$3,202,300
Assessed 2024
Previous assessed
$3,202,300
+0.0% YoY
Effective rate
1.29%
On assessed value
Assessed land
$661,700
Assessed improvement
$2,540,600
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
2018
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
YES
Buildings
2
Stories
1
Units
3
Rooms
4
Bathrooms
4
Total area
18,450 SF
Lot
3.77 ac (164,222 SF)
Zoning code
B2
APN
SUTT M:0010 P:151
UPID
US38-0154007
Jurisdiction
SUTTON
Zoning & alternative use
B2 · Sutton, MA
Zoning B2 · permitted uses
B2 · Sutton, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Sutton. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$2.0M
RESTAURANT
Est. value
$3.5M
RETAIL STORES
Est. value
$2.9M
AUTO REPAIR, GARAGE
Est. value
$2.8M
OFFICE BUILDING
Est. value
$2.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.3M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.2M
WAREHOUSE, STORAGE
Est. value
$1.9M
COMMERCIAL (GENERAL) Current
RESTAURANT
RETAIL STORES
AUTO REPAIR, GARAGE
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
APARTMENT HOUSE (5+ UNITS)
WAREHOUSE, STORAGE
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
2018
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
2
Units
3
Rooms
4
Bathrooms
4
Lot
3.77 ac
Current owner
From public records · entity-resolved
Galaxy Pass LLC
Entity
Mailing address
37 SUTTON RD #1, WEBSTER, MA 01570-3137
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 30, 2017
$785,000
Galaxy Pass LLC
Sutton Soccer Club INC
Quit Claim Arm's Length For Ne States
$620,000 · Webster First FCU
Aug 31, 2000
$115,000
Sutton Soccer Club INC
Frank Girard Charit T
Grant Deed
—
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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