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Property profile & analytics
OFF-MARKET
Estimated value
$1,315,000
Office buildings
112 Sladen St, Dracut, MA 01826-4733
Entity Owned
7-yr Hold
Free & Clear
Property ID
US38-2390575
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1906
Construction
FRAME
Total area
5,502 SF
Lot
0.41 ac (17,833 SF)
Zoning code
B3
APN
DRAC M:62 L:52
UPID
US38-2390575
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
-
Atlas Academy High School
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.21M
Blend (final)
Blend
$1.32M
Owner & transaction history
Papanotas Fam LLC · 7 yrs held
Papanotas Fam LLC
since 2018
7 recorded transactions
Zoning & alternative use
B3 · Dracut, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.6M
+32.6%
Auto repair, garage
$1.6M
+28.6%
Neighborhood: shopping center
$1.5M
+26.6%
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 Dracut submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Dracut 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
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,205,000
Current use
RESTAURANT
$1,595,000
Change: +33% · Conversion: Moderate
AUTO REPAIR, GARAGE
$1,550,000
Change: +29% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,525,000
Change: +27% · Conversion: Difficult
RETAIL STORES
$1,485,000
Change: +23% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$1,270,000
Change: +5% · Conversion: Easy
Blend value · Realmo final
$1.32M
Range $1.18M – $1.45M · ±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
$239 / 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
$4,873
Tax year 2024
Assessed value
$466,300
Assessed 2024
Previous assessed
$439,800
+6.0% YoY
Effective rate
1.05%
On assessed value
Assessed land
$203,200
Assessed improvement
$263,100
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1906
Construction
FRAME
Heating
HOT WATER
Buildings
1
Stories
2
Units
1
Total area
5,502 SF
Lot
0.41 ac (17,833 SF)
Zoning code
B3
APN
DRAC M:62 L:52
UPID
US38-2390575
Jurisdiction
DRACUT
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
B3 · Dracut, MA
Zoning B3 · permitted uses
B3 · Dracut, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Dracut. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.2M
RESTAURANT
Est. value
$1.6M
AUTO REPAIR, GARAGE
Est. value
$1.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.5M
RETAIL STORES
Est. value
$1.5M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.3M
OFFICE BUILDING Current
RESTAURANT
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
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
1906
Construction
FRAME
Heating
HOT WATER
Stories
2
Buildings
1
Units
1
Lot
0.41 ac
Current owner
From public records · entity-resolved
Papanotas Fam LLC
Entity
Free & Clear · 7 yrs held
Mailing address
9 SICARD AVE, DRACUT, MA 01826-2523
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 2, 2018
—
Papanotas Fam LLC
Papanotas Ft
Quit Claim Deed
related
—
Jan 31, 2014
$325,000
Papanotas Ft
Idi Management LLC
Quit Claim Deed
—
Feb 6, 2009
$1
Idi Management LLC
Gorman,darlene A
Grant Deed
—
Oct 10, 2008
—
Gorman,darlene
—
Grant Deed
related
$400,000 · Enterprise Bank & Trust
Oct 10, 2008
$1
Darlene A Gorman
Gorman,frank J
Grant Deed
related
—
Oct 26, 2006
—
Street RT F
—
Deed Of Trust
related
$910,000 · Louis M Saab
Dec 30, 2005
—
Frank J Gorman
—
Deed Of Trust
related
$640,000 · Louis M Saab
Nov 7, 2003
—
Frank J Gorman
—
Deed Of Trust
related
$600,000 · Louis M Saab
Mar 4, 1998
$131,667
Dracut Childrens Ctr 2
Haven Realty INC
Grant Deed
—
Apr 12, 1995
$80,100
Haven Rlty INC
Fdic
Grant Deed
—
Aug 3, 1994
$117,000
Fdic
Goodhue 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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