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Property profile & analytics
OFF-MARKET
Estimated value
$1,180,000
Day care centers
209 Main St, Attleboro, MA 02703-4128
Individually Owned
3-yr Hold
Free & Clear
Property ID
US38-0644014
Property profile
Verified
Property type
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Year built
1981
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
6,418 SF
Lot
1.3 ac (56,628 SF)
Zoning code
GB
APN
ATTL M:35 L:130
UPID
US38-0644014
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
$1.59M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$760k
Blend (final)
Blend
$1.18M
Owner & transaction history
Sukhwinder Hirkewal · 3 yrs held
Sukhwinder Hirkewal
since 2022
Last sale
$1.3M
7 recorded transactions
Zoning & alternative use
GB · Attleboro, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.5M
+47.4%
Commercial (general)
$1.3M
+24.8%
Auto repair, garage
$1.1M
+12.0%
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 Attleboro submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Attleboro 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
$1,590,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE
$1,020,000
Current use
RESTAURANT
$1,500,000
Change: +47% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,275,000
Change: +25% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,140,000
Change: +12% · Conversion: Difficult
RETAIL STORES
$1,055,000
Change: +3% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$1,030,000
Change: +1% · Conversion: Difficult
OFFICE BUILDING
$980,000
Change: -4% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$980,000
Change: -4% · Conversion: Difficult
Blend value · Realmo final
$1.18M
Range $1.06M – $1.30M · ±10% · vs last sale $1.25M (Aug 1 2022)
Last sale anchor
$1.25M
Aug 1 2022
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
$184 / 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
$9,241
Tax year 2024
Assessed value
$725,900
Assessed 2024
Previous assessed
$725,900
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$231,900
Assessed improvement
$494,000
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
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Status
Off-Market
Year built
1981
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
1
Total area
6,418 SF
Lot
1.3 ac (56,628 SF)
Zoning code
GB
APN
ATTL M:35 L:130
UPID
US38-0644014
Jurisdiction
ATTLEBORO
Zoning & alternative use
GB · Attleboro, MA
Zoning GB · permitted uses
GB · Attleboro, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Attleboro. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
Est. value
$1.0M
RESTAURANT
Est. value
$1.5M
COMMERCIAL (GENERAL)
Est. value
$1.3M
AUTO REPAIR, GARAGE
Est. value
$1.1M
RETAIL STORES
Est. value
$1.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.0M
OFFICE BUILDING
Est. value
$980,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$980,000
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
RESTAURANT
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
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
1981
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
1
Lot
1.3 ac
Current owner
From public records · entity-resolved
Sukhwinder Hirkewal
Individual
Free & Clear · 3 yrs held
Mailing address
312 GULF STA, SHREWSBURY, MA 01545-1320
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 1, 2022
$1,250,000
Sukhwinder Hirkewal
Nandini B Patel
Quit Claim Arm's Length For Ne States
—
Feb 14, 2002
—
Nandini B Patel
—
Deed Of Trust
related
$250,000 · Bristol County Savings Bank
Aug 12, 1996
—
Nandini B Patel
—
Deed Of Trust
related
$295,000 · Bankboston Development Co LLC
May 31, 1994
—
Nandini B Patel
—
Deed Of Trust
related
$144,000 · Bankboston Development Co LLC
Mar 24, 1994
—
Nandini E Patel
—
Deed Of Trust
related
$108,500 · A Caponigro & Co INC
Jan 27, 1992
—
Nandini Patel
—
Deed Of Trust
related
$200,500 · Vijyanben S Patel
Dec 6, 1991
$185,000
Nandini B Patel
Shawmut Bk
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.
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