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Property profile & analytics
OFF-MARKET
Estimated value
$870,000
Investment properties
106 Merriam Ave, Leominster, MA 01453-3112
Individually Owned
19-yr Hold
Property ID
US38-1895081
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1888
Construction
FRAME
Total area
6,328 SF
Lot
0.61 ac (26,426 SF)
APN
LEOM M:0033 B:0007 L:0000
UPID
US38-1895081
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
-
Gelinas & Ward LLP Law Firm
-
C. Theodore Mariolis Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$880k
Comparable Approach
Comparable
$939k
Blend (final)
Blend
$870k
Owner & transaction history
106 Merriam Ave Nt · 19 yrs held
106 Merriam Ave Nt
since 2006
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.2M
+63.9%
Retail stores
$995,000
+36.4%
Auto repair, garage
$970,000
+33.3%
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 Leominster submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Leominster 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%
$950,000
6.5%
$880,000
7%
$815,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$730,000
Current use
RESTAURANT
$1,195,000
Change: +64% · Conversion: Difficult
RETAIL STORES
$995,000
Change: +36% · Conversion: Easy
AUTO REPAIR, GARAGE
$970,000
Change: +33% · Conversion: Difficult
OFFICE BUILDING
$905,000
Change: +24% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$800,000
Change: +10% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$760,000
Change: +4% · Conversion: Moderate
WAREHOUSE, STORAGE
$635,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$870k
Range $783k – $957k · ±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
$137 / 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
$14,484
Tax year 2024
Assessed value
$998,200
Assessed 2024
Previous assessed
$961,800
+3.8% YoY
Effective rate
1.45%
On assessed value
Assessed land
$99,900
Assessed improvement
$898,300
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1888
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
3
Units
2
Rooms
10
Bathrooms
4
Total area
6,328 SF
Lot
0.61 ac (26,426 SF)
APN
LEOM M:0033 B:0007 L:0000
UPID
US38-1895081
Jurisdiction
LEOMINSTER
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
COMMERCIAL (GENERAL) Current
Est. value
$730,000
RESTAURANT
Est. value
$1.2M
RETAIL STORES
Est. value
$995,000
AUTO REPAIR, GARAGE
Est. value
$970,000
OFFICE BUILDING
Est. value
$905,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$800,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$760,000
WAREHOUSE, STORAGE
Est. value
$635,000
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
1888
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
3
Buildings
1
Units
2
Rooms
10
Bathrooms
4
Lot
0.61 ac
Current owner
From public records · entity-resolved
106 Merriam Ave Nt
Individual
Mailing address
106 MERRIAM AVE, LEOMINSTER, MA 01453-3112
Ownership since
2006
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
Dec 11, 2006
$665,000
106 Merriam Ave Nt
Rkjs Realty LLC
Deed
$450,000 · Td Banknorth Mtg Grp
Dec 11, 2006
$1
Rkjs Realty LLC
Rkm T
Grant Deed
—
Dec 9, 1998
$220,000
T Rkm
Merriam RT
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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