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Property profile & analytics
OFF-MARKET
Estimated value
$20,765,000
Retail properties & Spaces
20 Soojian Dr, Leicester, MA 01524-1946
Individually Owned
15-yr Hold
Free & Clear
Property ID
US38-0796023
Property profile
Verified
Property type
Retail properties & Spaces
Use group
DEPARTMENT STORE
Year built
2006
Construction
STEEL FRAME
Total area
206,992 SF
Lot
55.33 ac (2,410,218 SF)
Zoning code
HB1
APN
LEIC M:017 B:000B4.4 L:0
UPID
US38-0796023
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
-
Walmart Auto Care Centers Auto Repair Shop
-
Walmart Pet Services Kennel & Boarding Facility
-
Walmart House Cleaning Services Hardware & Home Improvement
-
Walmart Tech Services Computer & Electronic Repair Tech Support Center
-
Walmart Patio & Garden Services Landscaping General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$21.33M
Blend (final)
Blend
$20.77M
Owner & transaction history
Mart Re Business T Wal · 15 yrs held
Mart Re Business T Wal
since 2011
1 recorded transaction
Zoning & alternative use
HB1 · Leicester, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Leicester submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Leicester 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
RETAIL STORES
$32,475,000
Current use
AUTO REPAIR, GARAGE
$31,755,000
Change: -2% · Conversion: Difficult
OFFICE BUILDING
$28,145,000
Change: -13% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$26,125,000
Change: -20% · Conversion: Moderate
Blend value · Realmo final
$20.77M
Range $18.69M – $22.84M · ±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
$100 / 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
$193,919
Tax year 2024
Assessed value
$15,451,700
Assessed 2024
Previous assessed
$15,210,200
+1.6% YoY
Effective rate
1.26%
On assessed value
Assessed land
$2,655,200
Assessed improvement
$12,796,500
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Retail properties & Spaces
Use group
DEPARTMENT STORE
Status
Off-Market
Year built
2006
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
1
Bathrooms
4
Total area
206,992 SF
Lot
55.33 ac (2,410,218 SF)
Zoning code
HB1
APN
LEIC M:017 B:000B4.4 L:0
UPID
US38-0796023
Jurisdiction
LEICESTER
Zoning & alternative use
HB1 · Leicester, MA
Zoning HB1 · permitted uses
HB1 · Leicester, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Leicester. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$32.5M
AUTO REPAIR, GARAGE
Est. value
$31.8M
OFFICE BUILDING
Est. value
$28.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$26.1M
RETAIL STORES Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
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
2006
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
1
Bathrooms
4
Lot
55.33 ac
Current owner
From public records · entity-resolved
Mart Re Business T Wal
Individual
Free & Clear · 15 yrs held
Mailing address
PO BOX 8050, BENTONVILLE, AR 72712-8055
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
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 28, 2011
$1
Mart Re Business T Wal
Wal Mart Stores East LP
Grant Deed
—
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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