Individually Owned 
For Lease
1 / 16
$18 SF/Yr
251 South Main St,Unit F, Middleton, MA 01949
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Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1998
Construction
CONCRETE
Total area
13,524 SF
Lot
1.61 ac (70,132 SF)
Zoning code
M1
APN
MIDD M:0033 B:0000 L:0019 D
UPID
US38-1308831
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Gun Shop
-
Big Box & Wholesale Store
-
Telecommunications Service
-
(Bike/Boat/Book/etc) Store Bar & Pub
-
(Bike/Boat/Book/etc) Store Take-out & Catering
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.62M
Blend (final)
Blend
$2.25M
Owner & transaction history
since 1998
5 recorded transactions
Zoning & alternative use
M1 · Middleton, MA
Zoning description
The intent of M1 district is to permit light industrial uses and research facility etc.
General category
INDUSTRIAL
Top alternative use upside
Office building
$3.5M
+15.6%
Auto repair, garage
$3.2M
+7.7%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
All 4 comparables with addresses
4 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Professional Plan · 30 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$2.25M
Value range
$2.02M – $2.47M
±10% around blend
Estimated value / SF
$166 / SF
Confidence
Low
4 county-verified comps
Property data
100
Market benchmarks
33
Comparable evidence
40
Income certainty
100
$2.02M
blend $2.25M
$2.47M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
13,524 SF
Lot area
1.61 ac
Year built
1998
Stories
2
APN
MIDD M:0033 B:0000 L:0019 D
Zoning
M1
Assessed value
$2,754,100
Annual tax
$32,471
3
Income approach: direct capitalization
Partial preview
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$32,471
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$5.29M
Weighted, 4 comps · low confidence
Evidence
4 found · 4 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
3.4 mi away · 14,480 SF
9.6 mi away · 15,040 SF
18.6 mi away · 12,095 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$2.25M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 252 sales
$222
-25%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $166/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Office Building
Gross theoretical uplift
+16%
vs current-use indication
Auto Repair, Garage
Retail Stores · current use
Commercial (general)
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 4 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$3.17M
Move the market yield to see immediate price impact.
Value / SF
$235
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$200k
$4.00M
$2.86M
$2.22M
$222k
$4.44M
$3.17M
$2.47M
$244k
$4.89M
$3.49M
$2.72M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
4 found
Low confidence · county-verified
Closest comparable
$5.55M
0.2 mi · Dec 2025 · $319/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$32,471
Tax year 2024
Assessed value
$2,754,100
Assessed 2024
Previous assessed
$2,754,100
+0.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$1,577,500
Assessed improvement
$1,176,600
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
For Lease
Year built
1998
Construction
CONCRETE
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Units
1
Total area
13,524 SF
Lot
1.61 ac (70,132 SF)
Zoning code
M1
APN
MIDD M:0033 B:0000 L:0019 D
UPID
US38-1308831
Jurisdiction
MIDDLETON
Metro division
ESSEX COUNTY, MA METROPOLITAN DIVISION
Zoning & alternative use
M1 · Middleton, MAZoning M1 · permitted uses
M1 · Middleton, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
The intent of M1 district is to permit light industrial uses and research facility etc.
General category
INDUSTRIAL
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1998
Construction
CONCRETE
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Units
1
Lot
1.61 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
M1
INDUSTRIAL
Jurisdiction
Middleton, MA
Recorded code
M1
Official district
M1
Official district profile
What the municipal code says about M1
Zoning description
The intent of M1 district is to permit light industrial uses and research facility etc.
General category
INDUSTRIAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for M1 in Middleton, MA.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
Official documentVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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