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Property profile & analytics
OFF-MARKET
Estimated value
$525,000
Investment properties
12 Old Cmn Rd Lancaster, MA 01523-2201
Entity Owned
4-yr Hold
Free & Clear
Property ID
US38-0310434
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Total area
7,834 SF
Lot
0.7 ac (30,492 SF)
APN
LANC M:038.0 B:0000 L:0107.0
UPID
US38-0310434
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
$490k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$551k
Blend (final)
Blend
$525k
Owner & transaction history
College Town Ent LLC · 4 yrs held
College Town Ent LLC
since 2022
Last sale
$545,000
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 Lancaster submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lancaster 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
$435,000
ML approach
$490,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$860,000
Current use
WAREHOUSE, STORAGE
$785,000
Change: -9% · Conversion: Difficult
Blend value · Realmo final
$525k
Range $473k – $578k · ±10% · vs last sale $545k (Jun 1 2022)
Last sale anchor
$545k
Jun 1 2022
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
$67 / 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
$9,483
Tax year 2024
Assessed value
$543,100
Assessed 2024
Previous assessed
$537,500
+1.0% YoY
Effective rate
1.75%
On assessed value
Assessed land
$130,000
Assessed improvement
$413,100
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
Heating
NONE
Buildings
2
Units
1
Total area
7,834 SF
Lot
0.7 ac (30,492 SF)
APN
LANC M:038.0 B:0000 L:0107.0
UPID
US38-0310434
Jurisdiction
LANCASTER
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
$860,000
WAREHOUSE, STORAGE
Est. value
$785,000
COMMERCIAL (GENERAL) Current
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
Heating
NONE
Buildings
2
Units
1
Lot
0.7 ac
Current owner
From public records · entity-resolved
College Town Ent LLC
Entity
Free & Clear · 4 yrs held
Mailing address
PO BOX 1697, SOUTH LANCASTER, MA 01561-1697
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 1, 2022
$545,000
College Town Ent LLC
John H Creighton
Quit Claim Arm's Length For Ne States
—
Nov 5, 2010
—
John H Creighton
—
Deed Of Trust
related
$31,500 · Clinton Savings Bank
Sep 3, 2009
—
John H Creighton
—
Deed Of Trust
related
$415,000 · Clinton Savings Bank
Sep 29, 2004
—
Charlotte E Creighton
—
Deed Of Trust
related
$350,000 · Clinton Savings Bank
May 30, 2002
—
John H Creighton 3rd
—
Deed Of Trust
related
$70,000 · Clinton Savings Bank
May 24, 2000
—
John H Creighton
—
Deed Of Trust
related
$30,000 · Clinton Savings Bank
Aug 16, 1999
—
John H 3re Creighton
—
Deed Of Trust
related
$280,000 · Clinton Savings Bank
Mar 26, 1999
—
Charlotte Creighton
—
Deed Of Trust
related
$220,000 · Clinton Savings Bank
Aug 19, 1987
—
John H Creighton
—
Deed Of Trust
related
$350,000 · Bank Of New England
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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