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Property profile & analytics
OFF-MARKET
Estimated value
$1,035,000
Super regional malls
178 Main St, Milford, MA 01757-2824
Entity Owned
15-yr Hold
~
Est. High Equity
Property ID
US38-1503819
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
1964
Construction
STEEL FRAME
Total area
8,255 SF
Lot
0.76 ac (33,167 SF)
Zoning code
CB
APN
MILF M:33 B:000 L:19
UPID
US38-1503819
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
$1.31M
Blend (final)
Blend
$1.04M
Owner & transaction history
178 Realty LLC · 15 yrs held
178 Realty LLC
since 2011
4 recorded transactions
Zoning & alternative use
CB · Milford, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.6M
+49.4%
Retail stores
$1.3M
+24.3%
Auto repair, garage
$1.3M
+21.6%
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 Milford submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Milford 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
NEIGHBORHOOD: SHOPPING CENTER
$1,040,000
Current use
RESTAURANT
$1,555,000
Change: +49% · Conversion: Difficult
RETAIL STORES
$1,295,000
Change: +24% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,265,000
Change: +22% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,010,000
Change: -3% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$990,000
Change: -5% · Conversion: Difficult
OFFICE BUILDING
$920,000
Change: -12% · Conversion: Moderate
Blend value · Realmo final
$1.04M
Range $932k – $1.14M · ±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
$125 / 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
$24,622
Tax year 2024
Assessed value
$1,022,100
Assessed 2024
Previous assessed
$1,022,100
+0.0% YoY
Effective rate
2.41%
On assessed value
Assessed land
$454,100
Assessed improvement
$568,000
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
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Status
Off-Market
Year built
1964
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
7
Bathrooms
13
Total area
8,255 SF
Lot
0.76 ac (33,167 SF)
Zoning code
CB
APN
MILF M:33 B:000 L:19
UPID
US38-1503819
Jurisdiction
MILFORD
Zoning & alternative use
CB · Milford, MA
Zoning CB · permitted uses
CB · Milford, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Milford. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$1.0M
RESTAURANT
Est. value
$1.6M
RETAIL STORES
Est. value
$1.3M
AUTO REPAIR, GARAGE
Est. value
$1.3M
COMMERCIAL (GENERAL)
Est. value
$1.0M
APARTMENT HOUSE (5+ UNITS)
Est. value
$990,000
OFFICE BUILDING
Est. value
$920,000
NEIGHBORHOOD: SHOPPING CENTER Current
RESTAURANT
RETAIL STORES
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
OFFICE BUILDING
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
1964
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
7
Bathrooms
13
Lot
0.76 ac
Current owner
From public records · entity-resolved
178 Realty LLC
Entity
Mailing address
55 ANGELICA DR, FRAMINGHAM, MA 01701-3645
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 19, 2011
$820,000
178 Realty LLC
Alfred L Connell
Deed
$615,000 · Leader Bank NA
May 11, 2006
$360,000
Alfred L Connell
Jewell,ronald F
Grant Deed
—
Dec 12, 1995
$515,000
Alfred Connell
178 RT
Grant Deed
$420,000 · Middlesex Savings Bank
Jan 4, 1993
—
178 RT
—
Deed Of Trust
related
$502,500 · Us Trust Co Essex
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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