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Property profile & analytics
OFF-MARKET
Estimated value
$605,000
Medical Office Space
196 Main St, Ayer, MA 01432-1215
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US38-0888009
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
2005
Total area
4,322 SF
Lot
0.63 ac (27,443 SF)
Zoning code
GB
APN
AYER M:032 B:0000 L:0053
UPID
US38-0888009
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
-
Ayer Animal Medical Center - A Thrive Pet Healthcare Partner Veterinary Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$520k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$605k
Owner & transaction history
Vet Pathway Re LLC · 2 yrs held
Vet Pathway Re LLC
since 2023
Last sale
$656,000
7 recorded transactions
Zoning & alternative use
GB · Ayer, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$745,000
+107.3%
Commercial (general)
$525,000
+45.4%
Retail stores
$495,000
+38.1%
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 Ayer submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Ayer 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
$585,000
ML approach
$520,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$745,000
Change: +107% · Conversion: Easy
COMMERCIAL (GENERAL)
$525,000
Change: +45% · Conversion: Easy
RETAIL STORES
$495,000
Change: +38% · Conversion: Difficult
AUTO REPAIR, GARAGE
$445,000
Change: +23% · Conversion: Difficult
Blend value · Realmo final
$605k
Range $545k – $666k · ±10% · vs last sale $656k (Dec 27 2023)
Last sale anchor
$656k
Dec 27 2023
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
$140 / 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
$20,469
Tax year 2024
Assessed value
$747,600
Assessed 2024
Previous assessed
$747,600
+0.0% YoY
Effective rate
2.74%
On assessed value
Assessed land
$160,100
Assessed improvement
$587,500
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
2005
Heating
HOT WATER
Stories
2
Rooms
6
Bathrooms
1
Total area
4,322 SF
Lot
0.63 ac (27,443 SF)
Zoning code
GB
APN
AYER M:032 B:0000 L:0053
UPID
US38-0888009
Jurisdiction
AYER
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
GB · Ayer, MA
Zoning GB · permitted uses
GB · Ayer, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Ayer. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING
Est. value
$745,000
COMMERCIAL (GENERAL)
Est. value
$525,000
RETAIL STORES
Est. value
$495,000
AUTO REPAIR, GARAGE
Est. value
$445,000
OFFICE BUILDING
COMMERCIAL (GENERAL)
RETAIL STORES
AUTO REPAIR, GARAGE
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
Heating
HOT WATER
Stories
2
Rooms
6
Bathrooms
1
Lot
0.63 ac
Current owner
From public records · entity-resolved
Vet Pathway Re LLC
Entity
Mailing address
235 W CENTRAL STUT, NATICK, MA 01760-3770
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
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
Dec 27, 2023
—
Vet Pathway Re LLC
Ayer Animal Realty LLC
Quit Claim Deed
related
—
Jun 1, 2016
$656,000
Ayer Animal Realty LLC
Norumbega Cat LLC
Quit Claim Arm's Length For Ne States
$524,800 · Blue Hills Bank
Dec 31, 2004
—
Norumbega Cat LLC
—
Deed Of Trust
related
$1,350,000 · Cit Small Business Lending Co
Dec 3, 2004
$1
Norumbega Cat LLC
Trenholm,kathryn J
Grant Deed
related
—
Apr 1, 2003
$185,000
Kathryn J Trenholm
Souza,jennifer R
Grant Deed
$148,000 · N Middlesex Savings Bank
Oct 16, 2002
—
Jennifer R Souza
—
Deed Of Trust
related
$25,000 · Digital FCU
Feb 7, 2002
—
Jennifer A Souza
—
Deed Of Trust
related
$21,200 · Digital FCU
Jun 26, 2000
—
Jennifer R Souza
—
Deed Of Trust
related
$22,500 · Digital FCU
Aug 12, 1999
—
Jason R Souza
—
Deed Of Trust
related
$22,200 · Champion Mortgage Co INC
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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