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Property profile & analytics
OFF-MARKET
Estimated value
$2,115,000
Investment properties
20-24 Main St Hudson, MA 01749
Entity Owned
8-yr Hold
Property ID
US38-0895515
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1898
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
9,343 SF
Lot
0.08 ac (3,484 SF)
Zoning code
C1
APN
HUDS M:0029 B:0000 L:0094
UPID
US38-0895515
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
$2.37M
Comparable Approach
Comparable
$1.49M
Blend (final)
Blend
$2.12M
Owner & transaction history
James&june Realty 2 Ll · 8 yrs held
James&june Realty 2 Ll
since 2018
Last sale
$2.3M
7 recorded transactions
Zoning & alternative use
C1 · Hudson, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.7M
+12.4%
Auto repair, garage
$2.6M
+8.9%
Neighborhood: shopping center
$2.6M
+7.2%
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 Hudson submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Hudson 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%
$2,570,000
6.5%
$2,370,000
7%
$2,200,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,415,000
Current use
RESTAURANT
$2,710,000
Change: +12% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,630,000
Change: +9% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$2,590,000
Change: +7% · Conversion: Difficult
RETAIL STORES
$2,520,000
Change: +4% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$2,155,000
Change: -11% · Conversion: Moderate
OFFICE BUILDING
$2,045,000
Change: -15% · Conversion: Easy
Blend value · Realmo final
$2.12M
Range $1.90M – $2.33M · ±10% · vs last sale $2.30M (Dec 5 2025)
Last sale anchor
$2.30M
Dec 5 2025
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
$226 / 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
Assessed value
$755,500
Assessed 2024
Previous assessed
$726,200
+4.0% YoY
Assessed land
$137,700
Assessed improvement
$617,800
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
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
1898
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HOT WATER
Buildings
1
Stories
3
Units
10
Total area
9,343 SF
Lot
0.08 ac (3,484 SF)
Zoning code
C1
APN
HUDS M:0029 B:0000 L:0094
UPID
US38-0895515
Jurisdiction
HUDSON
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
C1 · Hudson, MAZoning C1 · permitted uses
C1 · Hudson, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$2.4M
RESTAURANT
Est. value
$2.7M
AUTO REPAIR, GARAGE
Est. value
$2.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.6M
RETAIL STORES
Est. value
$2.5M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.2M
OFFICE BUILDING
Est. value
$2.0M
COMMERCIAL (GENERAL) Current
RESTAURANT
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
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
1898
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HOT WATER
Stories
3
Buildings
1
Units
10
Lot
0.08 ac
Current owner
From public records · entity-resolved
James&june Realty 2 Ll
Entity
Mailing address
10 OAK HL RD, NATICK, MA 01760-1028
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 5, 2018
$995,000
James&june Realty 2 Ll
Laura Elsheimer LLC
Quit Claim Arm's Length For Ne States
$796,000 · Needham Cooperative Bank
Jan 14, 2015
—
Laura Elsheimer LLC
Elshiemer,thomas J & Laura A
Quit Claim Deed
related
$472,500 · Endeavor Cap
Jun 22, 2006
$1
Laura A Elsheimer
Elsheimer,thomas J
Grant Deed
related
—
Jun 30, 2004
—
Thomas J Elsheimer
—
Deed Of Trust
related
$392,000 · Greenpoint Mortgage Funding
Jun 18, 2004
$1
Thomas J Elshiemer
Elsheimer,laura A
Grant Deed
related
—
Sep 30, 1998
$280,000
Thomas J Elsheimer
Santos,joseph G
Grant Deed
$245,000 · Community Bank NA
Apr 8, 1987
$13,000
Joskeph G Santos
Santos,josephg
Grant Deed
related
$400,000 · Hudson Savings Bank
—
—
Laura Elsheimer LLC
—
Deed Of Trust
related
$506,250 · Velocity Com'l Cap
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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