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Property profile & analytics
OFF-MARKET
Estimated value
$505,000
Investment properties
11 Betty St, Auburn, MA 01501-3120
Entity Owned
18-yr Hold
Free & Clear
Property ID
US38-1407245
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1950
Total area
3,577 SF
Lot
0.46 ac (20,000 SF)
APN
AUBU M:0019 L:0017
UPID
US38-1407245
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
$495k
Comparable Approach
Comparable
$519k
Blend (final)
Blend
$505k
Owner & transaction history
Betty 11 LP · 18 yrs held
Betty 11 LP
since 2008
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$560,000
+42.6%
Auto repair, garage
$550,000
+39.4%
Office building
$485,000
+23.6%
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 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$540,000
6.5%
$495,000
7%
$460,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$395,000
Current use
RETAIL STORES
$560,000
Change: +43% · Conversion: Easy
AUTO REPAIR, GARAGE
$550,000
Change: +39% · Conversion: Difficult
OFFICE BUILDING
$485,000
Change: +24% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$450,000
Change: +15% · Conversion: Difficult
WAREHOUSE, STORAGE
$360,000
Change: -9% · Conversion: Difficult
Blend value · Realmo final
$505k
Range $455k – $556k · ±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 2017Property tax & assessments
Tax year 2017
Tax billed
$7,485
Tax year 2017
Assessed value
$713,500
Assessed 2024
Previous assessed
$662,500
+7.7% YoY
Effective rate
1.05%
On assessed value
Assessed land
$135,400
Assessed improvement
$578,100
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1950
Heating
HOT WATER
Buildings
1
Stories
2
Units
1
Rooms
7
Bathrooms
3
Total area
3,577 SF
Lot
0.46 ac (20,000 SF)
APN
AUBU M:0019 L:0017
UPID
US38-1407245
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
COMMERCIAL (GENERAL) Current
Est. value
$395,000
RETAIL STORES
Est. value
$560,000
AUTO REPAIR, GARAGE
Est. value
$550,000
OFFICE BUILDING
Est. value
$485,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$450,000
WAREHOUSE, STORAGE
Est. value
$360,000
COMMERCIAL (GENERAL) Current
RETAIL STORES
AUTO REPAIR, GARAGE
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
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
1950
Heating
HOT WATER
Stories
2
Buildings
1
Units
1
Rooms
7
Bathrooms
3
Lot
0.46 ac
Current owner
From public records · entity-resolved
Betty 11 LP
Entity
Free & Clear · 18 yrs held
Mailing address
PO BOX 284, AUBURN, MA 01501-0284
Ownership since
2008
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 18, 2008
$1
Betty 11 LP
Gunaratnam,joshua
Grant Deed
—
Nov 1, 2004
$455,000
Joshua D Gunaratum
Leary,william G
Grant Deed
$432,250 · Banknorth NA
Sep 26, 2003
—
Susan C Leary
—
Deed Of Trust
related
$90,000 · Sherwood Group INC
May 27, 2003
—
William G Leary
—
Deed Of Trust
related
$220,000 · Sherwood Group INC
Aug 30, 2002
$205,900
William G Leary
Pakachoag Church RT
Grant Deed
$160,000 · Sherwood Group INC
Jun 26, 1995
$117,000
Pakachoag Church INC
Stjean,robert F
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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