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Property profile & analytics
OFF-MARKET
Estimated value
$835,000
Investment properties
113 Main St, Groton, MA 01450-2275
Individually Owned
34-yr Hold
Property ID
US38-0109231
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1803
Construction
FRAME
Total area
5,364 SF
Lot
0.75 ac (32,670 SF)
Zoning code
RA
APN
GROT M:113 B:20 L:
UPID
US38-0109231
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
-
NOA Gallery Inc Art Gallery
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$835k
Owner & transaction history
Patrick P P Roach · 34 yrs held
Patrick P P Roach
since 1992
7 recorded transactions
Zoning & alternative use
RA · Groton, 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 Groton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Groton 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
COMMERCIAL (GENERAL)
$1,385,000
Current use
APARTMENT HOUSE (5+ UNITS)
$1,235,000
Change: -11% · Conversion: Moderate
OFFICE BUILDING
$1,175,000
Change: -15% · Conversion: Easy
Blend value · Realmo final
$835k
Range $752k – $919k · ±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
$156 / 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
$14,680
Tax year 2024
Assessed value
$972,800
Assessed 2024
Previous assessed
$887,700
+9.6% YoY
Effective rate
1.51%
On assessed value
Assessed land
$256,700
Assessed improvement
$716,100
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1803
Construction
FRAME
Heating
STEAM
Buildings
1
Stories
3
Units
4
Rooms
12
Bathrooms
3
Total area
5,364 SF
Lot
0.75 ac (32,670 SF)
Zoning code
RA
APN
GROT M:113 B:20 L:
UPID
US38-0109231
Jurisdiction
GROTON
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
RA · Groton, MA
Zoning RA · permitted uses
RA · Groton, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Groton. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.4M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.2M
OFFICE BUILDING
Est. value
$1.2M
COMMERCIAL (GENERAL) Current
APARTMENT HOUSE (5+ UNITS)
OFFICE BUILDING
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
1803
Construction
FRAME
Heating
STEAM
Stories
3
Buildings
1
Units
4
Rooms
12
Bathrooms
3
Lot
0.75 ac
Current owner
From public records · entity-resolved
Patrick P P Roach
Individual
Mailing address
113 MAIN ST, GROTON, MA 01450-2275
Ownership since
1992
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
Dec 29, 2005
—
Joan E Parker-roach
—
Deed Of Trust
related
$400,000 · Option One Mortgage Corp
Jan 27, 2004
—
Joan E P Roach
—
Deed Of Trust
related
$365,500 · Wmc Mortgage Corp
May 27, 2003
—
Joan E Parker-roach
—
Deed Of Trust
related
$65,400 · Zuckerman Family Nomi
Feb 15, 2002
—
Patrick Parkeroach
—
Deed Of Trust
related
$305,000 · Wmc Mortgage Corp
May 14, 2001
—
Patrick P Parker-roach
—
Deed Of Trust
related
$245,000 · Citizens Bank Of Ma
Mar 22, 1999
—
Patrick Parker-roach
—
Deed Of Trust
related
$240,000 · Citizens Bank Of Nh
Mar 6, 1992
$267,000
Patrick P P Roach
Field,wendy
Grant Deed
$213,600 · Cooperative Bank
Jul 24, 1989
—
Wendy A Hanson
—
Deed Of Trust
related
$175,000 · Cooperative Bank
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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