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Property profile & analytics
OFF-MARKET
Turn key restaurants
269 Pembroke St, Kingston, MA 02364-1011
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US38-0385462
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1940
Construction
FRAME
Total area
1,410 SF
Lot
0.92 ac (40,168 SF)
APN
KING M:0008 B:0079
UPID
US38-0385462
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
Spring St Rlty Group LLC · 1 yrs held
Spring St Rlty Group LLC
since 2025
Last sale
$480,000
7 recorded transactions
Zoning & alternative use
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 Kingston submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Kingston 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
$4,098
Tax year 2024
Assessed value
$322,400
Assessed 2024
Previous assessed
$322,400
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$154,100
Assessed improvement
$168,300
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1940
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
1
Bathrooms
1
Total area
1,410 SF
Lot
0.92 ac (40,168 SF)
APN
KING M:0008 B:0079
UPID
US38-0385462
Jurisdiction
KINGSTON
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1940
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
1
Bathrooms
1
Lot
0.92 ac
Current owner
From public records · entity-resolved
Spring St Rlty Group LLC
Entity
Mailing address
269 PEMBROKE ST, KINGSTON, MA 02364-1011
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
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
Jan 16, 2025
$480,000
Spring St Rlty Group LLC
Ninos Deli & Ice Cream Ll
Deed
$275,000 · Rockland Trust Co
Jan 16, 2025
—
Spring St Rlty Group LLC
—
Deed
related
$30,000 · South Eastern Economic Development
Jun 16, 2022
—
Ninos Deli&ice Cream
Joseph D Gratta
Quit Claim Deed
related
—
Sep 28, 2017
$275,000
Joseph Domenico-gratta
R C Crocker Property LLC
Quit Claim Deed
$125,000 · R C Crocker Prop
May 29, 2014
$162,500
R C Crocker Property LLC
J Squared Properties LLC
Quit Claim Deed
—
May 23, 2011
$375,000
J Squared Props LLC
3 Boys LLC
Grant Deed
$187,500 · Bridgewater Cu
May 23, 2011
—
J Squared Props LLC
—
Deed Of Trust
related
$131,250 · Bridgewater Cu
Sep 5, 2006
—
My 3 Boys LLC
—
Deed Of Trust
related
$141,000 · South Eastern Econ Dev Corp
May 5, 2006
$300,000
My 3 Boys LLC
Anthony P Fabrizio Trust
Deed
$190,000 · Community Bank NA
Mar 18, 2005
$1
Anthony P Fabrizio
Fabrizio RT
Grant Deed
—
Mar 18, 2005
—
Anthony P Fabrizio
—
Deed Of Trust
related
$192,500 · Silver Hill Financial LLC
Jan 3, 1997
$150,000
Fabrizio RT
Kelcourse,edward J
Grant Deed
$156,000 · Rockland Trust Co
Jan 3, 1997
—
Fabrizio RT
—
Deed Of Trust
related
$13,000 · Zenon Grzybowski
Dec 14, 1993
$105,000
Edward J Kelcourse
Guaragna,joseph
Grant Deed
$85,000 · Zenon Grzybowski
Oct 6, 1993
$105,000
Edward J Kelcourse
Guaranga,joseph
Grant Deed
$85,000 · Zenon Grzybowski
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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