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Property profile & analytics
OFF-MARKET
Estimated value
$645,000
Investment properties
13 Cook St Douglas, MA 01516-2056
Individually Owned
16-yr Hold
~
Est. High Equity
Property ID
US38-1250420
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1970
Construction
FRAME
Total area
7,535 SF
Lot
0.94 ac (40,929 SF)
Zoning code
VR
APN
DOUG M:0142 B:0000094 L:
UPID
US38-1250420
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$716k
Blend (final)
Blend
$645k
Owner & transaction history
Leon T Sochia 4th · 16 yrs held
Leon T Sochia 4th
since 2009
4 recorded transactions
Zoning & alternative use
VR · Douglas, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.0M
+23.6%
Neighborhood: shopping center
$950,000
+14.7%
Apartment house (5+ units)
$905,000
+9.0%
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 Douglas submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Douglas 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)
$830,000
Current use
OFFICE BUILDING
$1,025,000
Change: +24% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$950,000
Change: +15% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$905,000
Change: +9% · Conversion: Moderate
WAREHOUSE, STORAGE
$755,000
Change: -9% · Conversion: Difficult
Blend value · Realmo final
$645k
Range $581k – $710k · ±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
$86 / 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
$11,976
Tax year 2024
Assessed value
$885,800
Assessed 2024
Previous assessed
$885,800
+0.0% YoY
Effective rate
1.35%
On assessed value
Assessed land
$132,500
Assessed improvement
$753,300
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1970
Construction
FRAME
Heating
HOT WATER
Cooling
YES
Buildings
3
Stories
1
Units
3
Rooms
7
Bathrooms
2
Total area
7,535 SF
Lot
0.94 ac (40,929 SF)
Zoning code
VR
APN
DOUG M:0142 B:0000094 L:
UPID
US38-1250420
Jurisdiction
DOUGLAS
Zoning & alternative use
VR · Douglas, MA
Zoning VR · permitted uses
VR · Douglas, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Douglas. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$830,000
OFFICE BUILDING
Est. value
$1.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$950,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$905,000
WAREHOUSE, STORAGE
Est. value
$755,000
COMMERCIAL (GENERAL) Current
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
APARTMENT HOUSE (5+ UNITS)
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
Year built
1970
Construction
FRAME
Heating
HOT WATER
Cooling
Yes
Stories
1
Buildings
3
Units
3
Rooms
7
Bathrooms
2
Lot
0.94 ac
Current owner
From public records · entity-resolved
Leon T Sochia 4th
Individual
Mailing address
11 COOK ST, DOUGLAS, MA 01516-2056
Ownership since
2009
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 11, 2013
—
Leon T Sochia 4th
—
Deed Of Trust
related
$322,435 · Millbury National Bank
Feb 18, 2011
—
Leon T Sochia 4th
—
Deed Of Trust
related
$100,000 · Millbury National Bank
Dec 30, 2009
$1
Leon T Sochia 4th
Sochia,leon T
Grant Deed
related
—
Aug 20, 2004
—
Leon T Sochia
—
Deed Of Trust
related
$200,000 · Millbury National 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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