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Property profile & analytics
OFF-MARKET
Estimated value
$1,750,000
Turn key restaurants
260 Main St, Middleton, MA 01949-2436
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US38-0228351
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1955
Construction
FRAME
Total area
3,763 SF
Lot
0.8 ac (34,739 SF)
Zoning code
M1
APN
MIDD M:0033 B:0000 L:0047
UPID
US38-0228351
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
-
Blue Fin Japanese Restaurant Restaurant
-
Dunkin' Bakery Specialty Food Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.89M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.73M
Blend (final)
Blend
$1.75M
Owner & transaction history
Rms Group INC · 5 yrs held
Rms Group INC
since 2020
Last sale
$1.6M
7 recorded transactions
Zoning & alternative use
M1 · Middleton, 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 Middleton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Middleton 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
$2,015,000
ML approach
$1,885,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.75M
Range $1.58M – $1.93M · ±10% · vs last sale $1.57M (Nov 23 2020)
Last sale anchor
$1.57M
Nov 23 2020
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
$465 / 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
$16,901
Tax year 2024
Assessed value
$1,433,500
Assessed 2024
Previous assessed
$1,433,500
+0.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$1,086,400
Assessed improvement
$347,100
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1955
Construction
FRAME
Heating
HOT WATER
Cooling
YES
Buildings
1
Stories
1
Units
1
Rooms
7
Bathrooms
2
Total area
3,763 SF
Lot
0.8 ac (34,739 SF)
Zoning code
M1
APN
MIDD M:0033 B:0000 L:0047
UPID
US38-0228351
Jurisdiction
MIDDLETON
Metro division
ESSEX COUNTY, MA METROPOLITAN DIVISION
Zoning & alternative use
M1 · Middleton, MA
Zoning M1 · permitted uses
M1 · Middleton, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Middleton. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1955
Construction
FRAME
Heating
HOT WATER
Cooling
Yes
Stories
1
Buildings
1
Units
1
Rooms
7
Bathrooms
2
Lot
0.8 ac
Current owner
From public records · entity-resolved
Rms Group INC
Entity
Mailing address
260 S MAIN ST, MIDDLETON, MA 01949-2436
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 23, 2020
$1,565,000
Rms Group INC
260 South Main Street LLC
Quit Claim Arm's Length For Ne States
$675,000 · Salem Five Cents Savings Bank
Nov 10, 2010
$958,000
260 S Main Street LLC
260 S Main St RT
Grant Deed
$670,600 · Gary Needham
May 5, 2004
—
RT Middleton
—
Deed Of Trust
related
$835,000 · Vendor Alliance INC
Apr 8, 2003
$930,000
260 S Main St. RT
Essex Nedia T
Grant Deed
—
Sep 19, 2002
—
Nedia T Essex
—
Deed Of Trust
related
$75,000 · North Shore Bank
Mar 1, 2001
$1,100,000
RT Middleton
260 S Main RT
Grant Deed
$880,000 · Zuckerman Family Nomi
May 28, 1998
$50,000
Salvatore Siciliano
Siciliano,joseph
Grant Deed
related
—
Sep 25, 1997
—
Joseph Sciliano
—
Deed Of Trust
related
$1,100,000 · Salvatore Siciliano
Aug 27, 1997
—
Joseph Siciliano
—
Deed Of Trust
related
$350,000 · North Shore Bank
Sep 1, 1993
—
Joseph Siciliano
—
Deed Of Trust
related
$171,000 · East West Mortgage Services
May 10, 1991
$220,000
Salvatore Siciliano
North Shore Auto Broks
Grant Deed
$176,000 · Haymarket Cp Bk
Mar 12, 1991
$65,000
Nsab Profit Sharing RT
North Shore Auto Broke
Grant Deed
$420,000 · Depositors Trust Co
Feb 11, 1991
—
Shore Auto Broke North
—
Deed Of Trust
related
$500,000 · Gmac Mortgage Corp Pa
Aug 18, 1988
$500,000
Angelo Hasiotis
Middleton RT
Grant Deed
$375,000 · Zenon Grzybowski
Jul 20, 1988
$380,000
Shore Auto Brok North
Kunz,john O
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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