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Property profile & analytics
OFF-MARKET
Estimated value
$830,000
Manufacturing properties
13 Elm St Auburn, MA 01501-2715
Entity Owned
9-yr Hold
~
Est. High Equity
Property ID
US38-0173143
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1988
Construction
STEEL FRAME
Total area
9,800 SF
Lot
1.7 ac (74,052 SF)
APN
AUBU M:0057 L:0010
UPID
US38-0173143
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
-
Drilex Environmental Construction Company General Contractor
-
Hydrosystems Construction Company General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.15M
Blend (final)
Blend
$830k
Owner & transaction history
13 Elm Street LLC · 9 yrs held
13 Elm Street LLC
since 2016
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.3M
+69.9%
Neighborhood: shopping center
$1.2M
+57.7%
Apartment house (5+ units)
$1.2M
+49.9%
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 Auburn submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Auburn 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
INDUSTRIAL (GENERAL)
$785,000
Current use
OFFICE BUILDING
$1,335,000
Change: +70% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,235,000
Change: +58% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$1,175,000
Change: +50% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,080,000
Change: +38% · Conversion: Difficult
Blend value · Realmo final
$830k
Range $747k – $913k · ±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
$85 / 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
$13,066
Tax year 2024
Assessed value
$777,300
Assessed 2024
Previous assessed
$700,600
+10.9% YoY
Effective rate
1.68%
On assessed value
Assessed land
$156,800
Assessed improvement
$620,500
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1988
Construction
STEEL FRAME
Heating
FORCED AIR
Buildings
1
Stories
1
Bathrooms
3
Total area
9,800 SF
Lot
1.7 ac (74,052 SF)
APN
AUBU M:0057 L:0010
UPID
US38-0173143
Jurisdiction
AUBURN
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
INDUSTRIAL (GENERAL) Current
Est. value
$785,000
OFFICE BUILDING
Est. value
$1.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.2M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.2M
COMMERCIAL (GENERAL)
Est. value
$1.1M
INDUSTRIAL (GENERAL) Current
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
APARTMENT HOUSE (5+ UNITS)
COMMERCIAL (GENERAL)
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
1988
Construction
STEEL FRAME
Heating
FORCED AIR
Stories
1
Buildings
1
Bathrooms
3
Lot
1.7 ac
Current owner
From public records · entity-resolved
13 Elm Street LLC
Entity
Mailing address
13 ELM ST, AUBURN, MA 01501-2715
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2016
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
Nov 16, 2016
$650,000
13 Elm Street LLC
13e LLC
Quit Claim Deed
$520,000 · United Bk
Aug 24, 2011
$548,000
13e LLC
Autumn Assets LLC
Grant Deed
—
Aug 28, 2009
—
Autumn Assets LLC
—
Deed Of Trust
related
$500,000 · Raphaela M Plante
Apr 7, 2008
$600,000
Autumn Assets LLC
13 Elm St T
Grant Deed
$510,000 · Bank Of America
Apr 7, 2008
—
Autumn Assets LLC
—
Deed Of Trust
related
$500,000 · Bank Of America
Apr 12, 1993
—
13 Elm St Trust
—
Deed Of Trust
related
$149,000 · Worc Business Devcorp
Feb 26, 1993
$335,000
Elm St T 13
Macaruso,anthony
Grant Deed
$180,000 · Flagship Bank & Trust
Feb 26, 1993
—
Elm St T 13
—
Deed Of Trust
related
$144,000 · Flagship Bank & Trust
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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