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Property profile & analytics
OFF-MARKET
Estimated value
$1,155,000
Office buildings
11 Midstate Dr, Auburn, MA 01501-1881
Entity Owned
8-yr Hold
Free & Clear
Property ID
US38-1806114
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1974
Construction
FRAME
Total area
21,000 SF
Lot
1.5 ac (65,340 SF)
APN
AUBU M:0055 L:0141
UPID
US38-1806114
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
-
Mrs. Johanna Almestica, Counselor Life Coach Counselor
-
Summit Performance Therapy Alternative Medicine Practice Spa & Massage Center
-
LifeStance Therapists & Psychiatrists Auburn Physician
-
Cheryl Hopkins, LMHC Psychotherapist
-
Victoria O. F. Martin, Psychologist Physician Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.56M
Blend (final)
Blend
$1.16M
Owner & transaction history
Midstate Edwards Realty · 8 yrs held
Midstate Edwards Realty
since 2018
3 recorded transactions
Zoning & alternative use
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 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%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.16M
Range $1.04M – $1.27M · ±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
$55 / 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
$26,197
Tax year 2024
Assessed value
$1,558,400
Assessed 2024
Previous assessed
$1,546,500
+0.8% YoY
Effective rate
1.68%
On assessed value
Assessed land
$380,200
Assessed improvement
$1,178,200
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1974
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Bathrooms
2
Total area
21,000 SF
Lot
1.5 ac (65,340 SF)
APN
AUBU M:0055 L:0141
UPID
US38-1806114
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
Building & site characteristics
From public records
Year built
1974
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Bathrooms
2
Lot
1.5 ac
Current owner
From public records · entity-resolved
Midstate Edwards Realty
Entity
Free & Clear · 8 yrs held
Mailing address
307 HARTFORD TPKE, SHREWSBURY, MA 01545-4024
Ownership since
2018
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
Jan 10, 2018
$1,600,000
Midstate Edwards Realty
Ccw Realty LLC
Quit Claim Deed
—
May 5, 2014
$900,000
Ccw Realty LLC
Wcs 11 Midstate Drive INC
Quit Claim Deed
$675,000 · Fitchburg Savings Bank
Oct 5, 2011
$1
Wsc-11 Midstate Drive INC
Worcester City Campus
Grant Deed
related
—
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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