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Property profile & analytics
OFF-MARKET
Investment properties
263 Boston Tpke Shrewsbury, MA 01545
Individually Owned
14-yr Hold
Property ID
US38-1651633
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1926
Construction
FRAME
Total area
4,629 SF
Lot
0.2 ac (8,712 SF)
Zoning code
CB
APN
SHRE M:32 B:314000
UPID
US38-1651633
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
255-263 Boston Tpke RT · 14 yrs held
255-263 Boston Tpke RT
since 2011
4 recorded transactions
Zoning & alternative use
CB · Shrewsbury, 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 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$5,915
Tax year 2024
Assessed value
$477,800
Assessed 2024
Previous assessed
$436,700
+9.4% YoY
Effective rate
1.24%
On assessed value
Assessed land
$199,300
Assessed improvement
$278,500
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1926
Construction
FRAME
Heating
HOT WATER
Buildings
1
Stories
3
Units
4
Rooms
12
Bathrooms
3
Total area
4,629 SF
Lot
0.2 ac (8,712 SF)
Zoning code
CB
APN
SHRE M:32 B:314000
UPID
US38-1651633
Jurisdiction
SHREWSBURY
Zoning & alternative use
CB · Shrewsbury, MA
Zoning CB · permitted uses
CB · 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.
Building & site characteristics
From public records
Year built
1926
Construction
FRAME
Heating
HOT WATER
Stories
3
Buildings
1
Units
4
Rooms
12
Bathrooms
3
Lot
0.2 ac
Current owner
From public records · entity-resolved
255-263 Boston Tpke RT
Individual
Mailing address
15411 MULHOLLAND RD, PARRISH, FL 34219-1832
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 1, 2011
$249,000
255-263 Boston Tpke RT
Keep Smiling LLC
Grant Deed
—
Oct 31, 2007
$325,000
Keep Smiling LLC
Parretti,vincent
Grant Deed
$800,000 · Commonwealth National Bank
Feb 11, 1997
—
Vincent Parretti
—
Deed Of Trust
related
$41,037 · Commerce Bank & Trust
Aug 12, 1993
—
Vincent Parretti
—
Deed Of Trust
related
$100,000 · Commerce Bank & Trust
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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