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Property profile & analytics
OFF-MARKET
Estimated value
$520,000
Specialty properties
123 Main St, Westminster, MA 01473-1541
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US38-1703671
Property profile
Verified
Property type
Specialty properties
Use group
FUNERAL HOME
Year built
1830
Construction
FRAME
Total area
4,689 SF
Lot
0.7 ac (30,280 SF)
APN
WMIN M:110 B: L:106
UPID
US38-1703671
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
$495k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$329k
Blend (final)
Blend
$520k
Owner & transaction history
Identity Coffee Co LLC · 2 yrs held
Identity Coffee Co LLC
since 2023
Last sale
$550,000
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$575,000
+83.2%
Office building
$485,000
+53.5%
Auto repair, garage
$445,000
+40.7%
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 Westminster submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Westminster 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
$485,000
ML approach
$495,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
CEMETERY, FUNERAL HOME, MORTUARY (COMMERCIAL)
$315,000
Current use
MEDICAL BUILDING
$575,000
Change: +83% · Conversion: Difficult
OFFICE BUILDING
$485,000
Change: +53% · Conversion: Difficult
AUTO REPAIR, GARAGE
$445,000
Change: +41% · Conversion: Difficult
COMMERCIAL (GENERAL)
$425,000
Change: +35% · Conversion: Difficult
RETAIL STORES
$395,000
Change: +25% · Conversion: Difficult
Blend value · Realmo final
$520k
Range $468k – $572k · ±10% · vs last sale $550k (Oct 4 2023)
Last sale anchor
$550k
Oct 4 2023
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
$111 / 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
$7,496
Tax year 2024
Assessed value
$611,400
Assessed 2024
Previous assessed
$575,600
+6.2% YoY
Effective rate
1.23%
On assessed value
Assessed land
$149,700
Assessed improvement
$461,700
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
Specialty properties
Use group
FUNERAL HOME
Status
Off-Market
Year built
1830
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Units
1
Rooms
10
Bathrooms
2
Total area
4,689 SF
Lot
0.7 ac (30,280 SF)
APN
WMIN M:110 B: L:106
UPID
US38-1703671
Jurisdiction
WESTMINSTER
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
CEMETERY, FUNERAL HOME, MORTUARY (COMMERCIAL) Current
Est. value
$315,000
MEDICAL BUILDING
Est. value
$575,000
OFFICE BUILDING
Est. value
$485,000
AUTO REPAIR, GARAGE
Est. value
$445,000
COMMERCIAL (GENERAL)
Est. value
$425,000
RETAIL STORES
Est. value
$395,000
CEMETERY, FUNERAL HOME, MORTUARY (COMMERCIAL) Current
MEDICAL BUILDING
OFFICE BUILDING
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
RETAIL STORES
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
1830
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Units
1
Rooms
10
Bathrooms
2
Lot
0.7 ac
Current owner
From public records · entity-resolved
Identity Coffee Co LLC
Entity
Mailing address
123 MAIN ST, WESTMINSTER, MA 01473-1541
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 4, 2023
$550,000
Identity Coffee Co LLC
Pfmg Holdings LLC
Quit Claim Arm's Length For Ne States
$505,000 · Pfmg Holdings LLC
Oct 28, 2016
$370,000
Pfmg Holdings LLC
M&p Realty Group INC
Quit Claim Arm's Length For Ne States
$1,725,000 · Wells Fargo Bank NA
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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