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Property profile & analytics
OFF-MARKET
Investment properties
1090 Pleasant St Paxton, MA 01612-1069
Individually Owned
11-yr Hold
Property ID
US38-1189068
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Lot
3.2 ac (139,279 SF)
Zoning code
R4
APN
PAXT M:00010 L:00015
UPID
US38-1189068
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
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Sweetpea Friends Rutla · 11 yrs held
Sweetpea Friends Rutla
since 2015
7 recorded transactions
Zoning & alternative use
R4 · Paxton, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Paxton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Paxton 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$8,067
Tax year 2024
Assessed value
$502,000
Assessed 2024
Previous assessed
$502,000
+0.0% YoY
Effective rate
1.61%
On assessed value
Assessed land
$130,200
Assessed improvement
$371,800
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Heating
NONE
Cooling
YES
Buildings
2
Units
1
Lot
3.2 ac (139,279 SF)
Zoning code
R4
APN
PAXT M:00010 L:00015
UPID
US38-1189068
Jurisdiction
PAXTON
Zoning & alternative use
R4 · Paxton, MAZoning R4 · permitted uses
R4 · Paxton, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Heating
NONE
Cooling
Yes
Buildings
2
Units
1
Lot
3.2 ac
Current owner
From public records · entity-resolved
Sweetpea Friends Rutla
Individual
Mailing address
1090 PLEASANT ST, PAXTON, MA 01612-1069
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 30, 2015
$300,000
Sweetpea Friends Rutla
Peter B Tobin
Quit Claim Arm's Length For Ne States
$240,000 · Td Bank NA
Aug 30, 2013
—
Peter B Tobin
—
Deed Of Trust
related
$50,000 · Spencer Savings Bank Sla
Oct 9, 2008
—
Peter B Tobin
—
Deed Of Trust
related
$50,000 · Spencer Savings Bank Sla
Nov 20, 2003
—
Peter B Tobin
—
Deed Of Trust
related
$50,000 · Spencer Savings Bank Sla
Nov 23, 1999
—
Peter B Tobin
—
Deed Of Trust
related
$50,000 · Spencer Savings Bank Sla
Mar 28, 1997
—
Peter B Tobin
—
Deed Of Trust
related
$25,000 · Spencer Savings Bank Sla
Dec 13, 1995
—
Peter B Tobin
—
Deed Of Trust
related
$96,000 · Spencer Savings Bank Sla
Oct 3, 1991
—
Peter B Tobin
—
Deed Of Trust
related
$25,000 · Zenon Grzybowski
Oct 3, 1991
$150,000
Peter B Tobin
Tobin,paul J
Grant Deed
related
$116,000 · Spencer Savings Bank Sla
Apr 28, 1989
—
Paul E Tobin
—
Deed Of Trust
related
$82,419 · Bank Of N E Worcester
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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