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1603 Main St, Leicester, MA 01524
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Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1900
Construction
FRAME
Total area
1,260 SF
Lot
2.83 ac (123,101 SF)
Zoning code
HB1
APN
LEIC M:018 B:000A8.1 L:0
UPID
US38-1144613
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$960k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$915k
Owner & transaction history
since 2022
Last sale
$1.2M
5 recorded transactions
Zoning & alternative use
HB1 · Leicester, MA
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 5 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$915k
Value range
$824k – $1.01M
±10% around blend
Estimated value / SF
$726 / SF
Confidence
High
5 county-verified comps
Property data
100
Market benchmarks
33
Comparable evidence
50
$824k
blend $915k
$1.01M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
1,260 SF
Lot area
2.83 ac
Year built
1900
Stories
2
APN
LEIC M:018 B:000A8.1 L:0
Zoning
HB1
Assessed value
$336,600
Annual tax
$4,224
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$337k
Weighted, 5 comps · high confidence
Evidence
5 found · 5 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
11.2 mi away · 960 SF
12.9 mi away · 1,624 SF
18.8 mi away · 928 SF
23.0 mi away · 1,480 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$915k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 740 sales
$110
+560%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $726/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 5 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$1.15M
Move the market yield to see immediate price impact.
Value / SF
$913
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$72k
$1.45M
$1.04M
$805k
$81k
$1.61M
$1.15M
$894k
$89k
$1.77M
$1.26M
$984k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
5 found
High confidence · county-verified
Closest comparable
$310k
9.7 mi · Feb 2026 · $277/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$4,224
Tax year 2024
Assessed value
$336,600
Assessed 2024
Previous assessed
$262,800
+28.1% YoY
Effective rate
1.25%
On assessed value
Assessed land
$262,800
Assessed improvement
$73,800
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
For Lease
Year built
1900
Construction
FRAME
Heating
STEAM
Buildings
1
Stories
2
Rooms
5
Bathrooms
2
Total area
1,260 SF
Lot
2.83 ac (123,101 SF)
Zoning code
HB1
APN
LEIC M:018 B:000A8.1 L:0
UPID
US38-1144613
Jurisdiction
LEICESTER
Zoning & alternative use
HB1 · Leicester, MAZoning HB1 · permitted uses
HB1 · Leicester, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
1900
Construction
FRAME
Heating
STEAM
Stories
2
Buildings
1
Rooms
5
Bathrooms
2
Lot
2.83 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
HB1
Jurisdiction
Leicester, MA
Recorded code
HB1
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for HB1 in Leicester, MA.
What opens after registration
Zoning profile
Official documentVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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