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Property profile & analytics
OFF-MARKET
Estimated value
$3,990,000
Retail properties & Spaces
111 Shrewsbury St, West Boylston, MA 01583-2105
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US38-1049452
Property profile
Verified
Property type
Retail properties & Spaces
Use group
DEPARTMENT STORE
Year built
2020
Total area
5,020 SF
Lot
1.06 ac (46,174 SF)
APN
WBOY M:0169 B:0028 L:0000
UPID
US38-1049452
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
$4.02M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.99M
Owner & transaction history
Hanu Enterprises LLC · 1 yrs held
Hanu Enterprises LLC
since 2025
Last sale
$4.0M
7 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 West Boylston submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs West Boylston 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
$3,940,000
ML approach
$4,015,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$3.99M
Range $3.59M – $4.39M · ±10% · vs last sale $4.00M (Dec 20 2021)
Last sale anchor
$4.00M
Dec 20 2021
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
$795 / 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
$10,121
Tax year 2024
Assessed value
$684,800
Assessed 2024
Previous assessed
$684,800
+0.0% YoY
Effective rate
1.48%
On assessed value
Assessed land
$129,100
Assessed improvement
$555,700
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
Retail properties & Spaces
Use group
DEPARTMENT STORE
Status
Off-Market
Year built
2020
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
1
Rooms
6
Bathrooms
2
Total area
5,020 SF
Lot
1.06 ac (46,174 SF)
APN
WBOY M:0169 B:0028 L:0000
UPID
US38-1049452
Jurisdiction
WEST BOYLSTON
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
2020
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
1
Rooms
6
Bathrooms
2
Lot
1.06 ac
Current owner
From public records · entity-resolved
Hanu Enterprises LLC
Entity
Mailing address
810 7TH AVE FL, NEW YORK, NY 10019-5818
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 18, 2025
$1,800,000
Hanu Enterprises LLC
Pureganics 111 LLC
Deed
related
—
Dec 20, 2021
$4,000,000
Pureganics 111 LLC
111 Holdings LLC
Quit Claim Arm's Length For Ne States
—
Mar 24, 2021
$750,250
111 Holdings LLC
Jh Energy USA LLC
Quit Claim Arm's Length For Ne States
—
Apr 29, 2019
$426,000
Jh Energy USA LLC
Rjf Coml Props
Quit Claim Deed
—
Dec 12, 2018
$425,000
Rjf Coml Props
Larrabee,william D & Melanie A
Quit Claim Deed
—
Jul 16, 2004
—
Melanie A Larrabee
—
Deed Of Trust
related
$30,000 · Fleet National Bank
Nov 6, 1996
—
William Larrabee
—
Deed Of Trust
related
$50,000 · Leominster Cu
Jun 7, 1994
—
William D Larrabee
—
Deed Of Trust
related
$30,000 · Worc County Inst Savings
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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