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Property profile & analytics
OFF-MARKET
Estimated value
$635,000
Specialty properties
22-24 Farview Ave, Shrewsbury, MA 01545
Entity Owned
2-yr Hold
Property ID
US38-1296440
Property profile
Verified
Property type
Specialty properties
Use group
CHARITABLE ORGANIZATION
Year built
1952
Total area
2,652 SF
Lot
0.42 ac (18,295 SF)
Zoning code
RB2
APN
SHRE M:28 B:240000
UPID
US38-1296440
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
$590k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$421k
Blend (final)
Blend
$635k
Owner & transaction history
Open Sky Cmnty Svcs INC · 2 yrs held
Open Sky Cmnty Svcs INC
since 2023
Last sale
$680,000
5 recorded transactions
Zoning & alternative use
RB2 · Shrewsbury, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$415,000
+42.6%
Auto repair, garage
$405,000
+39.4%
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 Shrewsbury submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Shrewsbury 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
$595,000
ML approach
$590,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$415,000
Change: +43% · Conversion: Difficult
AUTO REPAIR, GARAGE
$405,000
Change: +39% · Conversion: Difficult
Blend value · Realmo final
$635k
Range $572k – $699k · ±10% · vs last sale $680k (Jul 10 2023)
Last sale anchor
$680k
Jul 10 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
$239 / 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 2016Property tax & assessments
Tax year 2016
Tax billed
$4,090
Tax year 2016
Assessed value
$631,700
Assessed 2024
Previous assessed
$582,900
+8.4% YoY
Effective rate
0.65%
On assessed value
Assessed land
$248,400
Assessed improvement
$383,300
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
Specialty properties
Use group
CHARITABLE ORGANIZATION
Status
Off-Market
Year built
1952
Heating
HOT WATER
Cooling
YES
Buildings
1
Stories
1
Units
1
Rooms
9
Bathrooms
3
Total area
2,652 SF
Lot
0.42 ac (18,295 SF)
Zoning code
RB2
APN
SHRE M:28 B:240000
UPID
US38-1296440
Jurisdiction
SHREWSBURY
Zoning & alternative use
RB2 · Shrewsbury, MA
Zoning RB2 · permitted uses
RB2 · Shrewsbury, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Shrewsbury. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES
Est. value
$415,000
AUTO REPAIR, GARAGE
Est. value
$405,000
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
1952
Heating
HOT WATER
Cooling
Yes
Stories
1
Buildings
1
Units
1
Rooms
9
Bathrooms
3
Lot
0.42 ac
Current owner
From public records · entity-resolved
Open Sky Cmnty Svcs INC
Entity
Mailing address
22 FARVIEW AVE #24, SHREWSBURY, MA 01545-3036
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 10, 2023
$680,000
Open Sky Cmnty Svcs INC
Evergreen Center INC
Quit Claim Arm's Length For Ne States
—
Jun 2, 2014
$350,000
Evergreen Center INC
Rawan,douglas M
Quit Claim Deed
—
Aug 22, 2013
—
Douglas Rawan
—
Deed Of Trust
related
$40,000 · Hometown Bank Coop
May 15, 2013
$85,000
Douglas M Rawan
Claire M Bath T
Fiduciary Deed
$171,125 · Hometown Bank Coop
Aug 6, 2004
$1
M Bath T Claire
Bath,allan W
Grant Deed
related
—
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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