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Property profile & analytics
FOR LEASE
Super regional malls
100 Charlton Rd Sturbridge, MA 01566
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US38-1841508
For Lease
1 / 7
$22,050,000
100 Charlton Rd, Sturbridge, MA 01566
View Listing →
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
1999
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
93,552 SF
Lot
40.84 ac (1,778,990 SF)
APN
STUR M:208 B:000 L:2234-100
UPID
US38-1841508
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
$22.81M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$22.05M
Owner & transaction history
Arg Hbstuma 1 LLC · 4 yrs held
Arg Hbstuma 1 LLC
since 2022
Last sale
$30.6M
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$17.6M
+49.4%
Retail stores
$14.7M
+24.3%
Auto repair, garage
$14.4M
+21.6%
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 Sturbridge submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sturbridge 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
$30,505,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$24,705,000
6.5%
$22,805,000
7%
$21,175,000
Alternative Use
Use
Estimation
RESTAURANT
$17,640,000
Change: +49% · Conversion: Difficult
RETAIL STORES
$14,680,000
Change: +24% · Conversion: Easy
AUTO REPAIR, GARAGE
$14,355,000
Change: +22% · Conversion: Difficult
Blend value · Realmo final
$22.05M
Range $19.85M – $24.26M · ±10% · vs last sale $30.64M (Jan 1 2025)
Last sale anchor
$30.64M
Jan 1 2025
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
$236 / 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
$119,553
Tax year 2024
Assessed value
$7,250,000
Assessed 2024
Previous assessed
$7,250,000
+0.0% YoY
Effective rate
1.65%
On assessed value
Assessed land
$1,148,300
Assessed improvement
$6,101,700
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
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Status
For Lease
Year built
1999
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
1
Bathrooms
4
Total area
93,552 SF
Lot
40.84 ac (1,778,990 SF)
APN
STUR M:208 B:000 L:2234-100
UPID
US38-1841508
Jurisdiction
STURBRIDGE
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
RESTAURANT
Est. value
$17.6M
RETAIL STORES
Est. value
$14.7M
AUTO REPAIR, GARAGE
Est. value
$14.4M
RESTAURANT
RETAIL STORES
AUTO REPAIR, GARAGE
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
1999
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
1
Bathrooms
4
Lot
40.84 ac
Current owner
From public records · entity-resolved
Arg Hbstuma 1 LLC
Entity
Mailing address
23425 COMMERCE PARK STE #103, CLEVELAND, OH 44122-5848
Ownership since
2022
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
Mar 10, 2022
$31,600,552
Arg Hbstuma 1 LLC
Vereit Mt Sturbridge Ma
Quit Claim Arm's Length For Ne States
—
Jun 29, 2006
—
Center At Hobbs Brook LLC
—
Deed Of Trust
related
$37,200 · Key Bank NA
Feb 19, 2002
—
Uno Restaurants INC
—
Deed Of Trust
related
$75,000,000 · Fleet National Bank
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?”
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