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Property profile & analytics
OFF-MARKET
Estimated value
$1,605,000
Commercial real estate
15 Clubhouse Ln, Dracut, MA 01826
Individually Owned
15-yr Hold
~
Est. High Equity
Property ID
US38-1308416
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
2005
Construction
FRAME
Total area
7,722 SF
Lot
62.15 ac (2,707,261 SF)
Zoning code
R2
APN
DRAC M:37 B:41 L:201
UPID
US38-1308416
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
$1.96M
Comparable Approach
Comparable
$1.53M
Blend (final)
Blend
$1.61M
Owner & transaction history
Meadow Creek Golf Club · 15 yrs held
Meadow Creek Golf Club
since 2011
7 recorded transactions
Zoning & alternative use
R2 · Dracut, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.2M
+89.3%
Auto repair, garage
$2.2M
+83.5%
Neighborhood: shopping center
$2.1M
+80.7%
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 Dracut submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Dracut 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%
$2,125,000
6.5%
$1,960,000
7%
$1,820,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,185,000
Current use
RESTAURANT
$2,240,000
Change: +89% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,175,000
Change: +84% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$2,140,000
Change: +81% · Conversion: Difficult
RETAIL STORES
$2,080,000
Change: +76% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$1,780,000
Change: +50% · Conversion: Moderate
OFFICE BUILDING
$1,690,000
Change: +43% · Conversion: Easy
INDUSTRIAL (GENERAL)
$1,185,000
Change: +0% · Conversion: Moderate
Blend value · Realmo final
$1.61M
Range $1.44M – $1.77M · ±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
$208 / 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
$13,649
Tax year 2024
Assessed value
$1,306,100
Assessed 2024
Previous assessed
$1,248,500
+4.6% YoY
Effective rate
1.05%
On assessed value
Assessed land
$973,300
Assessed improvement
$332,800
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
2005
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
1
Total area
7,722 SF
Lot
62.15 ac (2,707,261 SF)
Zoning code
R2
APN
DRAC M:37 B:41 L:201
UPID
US38-1308416
Jurisdiction
DRACUT
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
R2 · Dracut, MA
Zoning R2 · permitted uses
R2 · Dracut, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Dracut. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.2M
RESTAURANT
Est. value
$2.2M
AUTO REPAIR, GARAGE
Est. value
$2.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.1M
RETAIL STORES
Est. value
$2.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.8M
OFFICE BUILDING
Est. value
$1.7M
INDUSTRIAL (GENERAL)
Est. value
$1.2M
COMMERCIAL (GENERAL) Current
RESTAURANT
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
OFFICE BUILDING
INDUSTRIAL (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
2005
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
1
Lot
62.15 ac
Current owner
From public records · entity-resolved
Meadow Creek Golf Club
Individual
Mailing address
80 MDW CRK DR, DRACUT, MA 01826-2758
Ownership since
2011
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
May 17, 2018
—
4 Oaks Real Hldgs
—
Deed
related
$4,500,000 · Bank Of New England
Jan 20, 2017
—
4 Oaks Real Estate Hldgs
—
Deed
related
$250,000 · Bank Of New England
Apr 18, 2014
—
4 Oaks Real Est Hldgs LLC
—
Grant Deed
related
$100,000 · Bank Of New England
May 23, 2011
$1
Meadow Creek Golf Club
Mr5-a LLC
Grant Deed
—
Mar 26, 2008
$4,800,000
Meadow Creek Golf Clb
Mr5 A LLC
Deed
$1,472,000 · Granite State Dev
—
—
4 Oaks Real Estate Hldgs
—
Deed Of Trust
related
$1,150,000 · Warrior Capital Corp
—
—
4 Oaks Real Estate Hldgs
—
Deed Of Trust
related
$100,000 · Bank Of New England
—
—
4 Oaks Real Estate Hldgs
—
Deed Of Trust
related
$250,000 · Bank Of New England
—
—
4 Oaks Real Hldgs
—
Deed Of Trust
related
$4,500,000 · 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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