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Property profile & analytics
OFF-MARKET
Turn key restaurants
285 Main St, Reading, MA 01867-3603
Entity Owned
14-yr Hold
~
Est. High Equity
Property ID
US38-0458117
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
2015
Construction
FRAME
Total area
5,338 SF
Lot
0.35 ac (15,303 SF)
Zoning code
BUSA
APN
READ M:012.0-0000-0043.0
UPID
US38-0458117
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
-
Perfecto's Caffe Cafe & Coffee Shop
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
Bagel Arm LLC · 14 yrs held
Bagel Arm LLC
since 2012
6 recorded transactions
Zoning & alternative use
BUSA · Reading, 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 Reading submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Reading 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
$10,854
Tax year 2024
Assessed value
$840,100
Assessed 2024
Previous assessed
$840,100
+0.0% YoY
Effective rate
1.29%
On assessed value
Assessed land
$437,800
Assessed improvement
$402,300
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
2015
Construction
FRAME
Heating
FORCED AIR
Buildings
1
Stories
2
Units
1
Bathrooms
4
Total area
5,338 SF
Lot
0.35 ac (15,303 SF)
Zoning code
BUSA
APN
READ M:012.0-0000-0043.0
UPID
US38-0458117
Jurisdiction
READING
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
BUSA · Reading, MA
Zoning BUSA · permitted uses
BUSA · Reading, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Reading. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
2015
Construction
FRAME
Heating
FORCED AIR
Stories
2
Buildings
1
Units
1
Bathrooms
4
Lot
0.35 ac
Current owner
From public records · entity-resolved
Bagel Arm LLC
Entity
Mailing address
79 N MAIN ST, ANDOVER, MA 01810-3510
Ownership since
2012
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 22, 2023
—
Bagel A R M LLC
—
Deed
related
$1,100,000 · Enterprise Bank & Trust Co
Sep 23, 2016
—
Bagel Arm LLC
—
Deed
related
$1,600,000 · Salem Cooperative Bk
May 2, 2012
$305,000
Bagel Arm LLC
King RT
Grant Deed
$1,000,000 · Enterprise Bank & Trust
Dec 1, 1995
—
Saunders Mishkin
—
Deed Of Trust
related
$58,000 · Zwi Kohorn
Feb 13, 1995
—
Saunders Mishkin
—
Deed Of Trust
related
$60,000 · Salem Five Cents Savings Bank
Jun 28, 1994
—
Saunders Mishkin
—
Deed Of Trust
related
$265,000 · Savings Bank
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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