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Property profile & analytics
OFF-MARKET
Estimated value
$260,000
Office Spaces
266 Main St Ste 2 Medfield, MA 02052-2018
Individually Owned
24-yr Hold
Free & Clear
Property ID
US38-0822441
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
1986
Construction
FRAME
Total area
740 SF
Zoning code
B
APN
MEDF M:0051 B:0000 L:069-02
UPID
US38-0822441
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
$310k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$260k
Owner & transaction history
DAVID A MACCREADY
DAVID A MACCREADY
Zoning & alternative use
B · Medfield, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
For the planned business or industrial development of land for any permitted use in a B or BI District subject to the floor area ratio more than the maximum permitted in the Table of Area Regulations [1] and less than the parking requirements contained in Article 8, provided: the tract in single or consolidated ownership at the time of application shall be a…
Zone name
Business
General category
COMMERCIAL
Zone area
54.69 ac
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 Medfield submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Medfield 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
$310,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$260k
Range $234k – $286k · ±10%
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
$351 / 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
$1,786
Tax year 2024
Assessed value
$122,000
Assessed 2024
Previous assessed
$122,000
+0.0% YoY
Effective rate
1.46%
On assessed value
Assessed improvement
$122,000
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
Office Spaces
Use group
CONDOMINIUM OFFICES
Status
Off-Market
Year built
1986
Construction
FRAME
Heating
ELECTRIC
Cooling
YES
Buildings
1
Stories
1
Total area
740 SF
Zoning code
B
APN
MEDF M:0051 B:0000 L:069-02
UPID
US38-0822441
Jurisdiction
MEDFIELD
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
B · Medfield, MAZoning B · permitted uses
B · Medfield, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
For the planned business or industrial development of land for any permitted use in a B or BI District subject to the floor area ratio more than the maximum permitted in the Table of Area Regulations [1] and less than the parking requirements contained in Article 8, provided: the tract in single or consolidated ownership at the time of application shall be at least three acres in size; a development plan shall be presented for the entire tract; the development shall be served by one common parking area, exit and entrance; the maximum floor area ratio shall not exceed 0.50; the parking space requirements shall not be reduced by 10% or more of the normal application requirements of the B or BI District. [1]
Zone name
Business
General category
COMMERCIAL
Zone area
54.69 ac
Building & site characteristics
From public records
Year built
1986
Construction
FRAME
Heating
ELECTRIC
Cooling
Yes
Stories
1
Buildings
1
Current owner
From public records · entity-resolved
DAVID A MACCREADY
Individual
Free & Clear · 0 yrs held
Mailing address
266 MAIN ST STE #34, MEDFIELD, MA 02052-2099
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
No recorded transactions
No recorded transactions found for this property.
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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