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Property profile & analytics
OFF-MARKET
Estimated value
$755,000
Investment properties
16 Ss St, Grafton, MA 01519-1103
Individually Owned
3-yr Hold
Property ID
US38-1750978
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1840
Construction
STONE
Total area
4,714 SF
Lot
1.5 ac (65,340 SF)
Zoning code
R4
APN
GRAF M:0074 B:0000 L:0011.0
UPID
US38-1750978
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
$740k
CAP Approach
CAP
$655k
Comparable Approach
Comparable
$807k
Blend (final)
Blend
$755k
Owner & transaction history
Frederick Santucci · 3 yrs held
Frederick Santucci
since 2022
Last sale
$865,000
4 recorded transactions
Zoning & alternative use
R4 · Grafton, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$740,000
+42.6%
Auto repair, garage
$725,000
+39.4%
Office building
$640,000
+23.6%
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 Grafton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Grafton 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
$685,000
ML approach
$740,000
CAP Approach
CAP Return
Estimation
6%
$710,000
6.5%
$655,000
7%
$605,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$520,000
Current use
RETAIL STORES
$740,000
Change: +43% · Conversion: Easy
AUTO REPAIR, GARAGE
$725,000
Change: +39% · Conversion: Difficult
OFFICE BUILDING
$640,000
Change: +24% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$595,000
Change: +15% · Conversion: Difficult
WAREHOUSE, STORAGE
$475,000
Change: -9% · Conversion: Difficult
Blend value · Realmo final
$755k
Range $680k – $831k · ±10% · vs last sale $865k (Aug 26 2022)
Last sale anchor
$865k
Aug 26 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
$160 / 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
$12,889
Tax year 2024
Assessed value
$900,700
Assessed 2024
Previous assessed
$787,100
+14.4% YoY
Effective rate
1.43%
On assessed value
Assessed land
$197,900
Assessed improvement
$702,800
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
1840
Construction
STONE
Heating
HOT WATER
Buildings
1
Stories
2
Units
1
Rooms
12
Bathrooms
6
Total area
4,714 SF
Lot
1.5 ac (65,340 SF)
Zoning code
R4
APN
GRAF M:0074 B:0000 L:0011.0
UPID
US38-1750978
Jurisdiction
GRAFTON
Zoning & alternative use
R4 · Grafton, MA
Zoning R4 · permitted uses
R4 · Grafton, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Grafton. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$520,000
RETAIL STORES
Est. value
$740,000
AUTO REPAIR, GARAGE
Est. value
$725,000
OFFICE BUILDING
Est. value
$640,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$595,000
WAREHOUSE, STORAGE
Est. value
$475,000
COMMERCIAL (GENERAL) Current
RETAIL STORES
AUTO REPAIR, GARAGE
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
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
1840
Construction
STONE
Heating
HOT WATER
Stories
2
Buildings
1
Units
1
Rooms
12
Bathrooms
6
Lot
1.5 ac
Current owner
From public records · entity-resolved
Frederick Santucci
Individual
Mailing address
16 SS ST, GRAFTON, MA 01519-1103
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 26, 2022
$865,000
Frederick Santucci
Clayton Mcdonald
Quit Claim Arm's Length For Ne States
—
Aug 3, 2015
$600,000
Clayton Mcdonald
Edmund Hazzard
Quit Claim Arm's Length For Ne States
$417,000 · Ne Moves Mortgage Co
Aug 18, 2009
—
Edmund Hazzard
—
Deed Of Trust
related
$250,000 · Unibank For Savings
Jul 3, 2006
—
Edmund Hazzard
—
Deed Of Trust
related
$300,000 · Unibank For Savings
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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