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Property profile & analytics
OFF-MARKET
Estimated value
$630,000
Day care centers
296 Main St, Natick, MA 01760-1124
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US38-0319168
Property profile
Verified
Property type
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Year built
2016
Total area
11,396 SF
Lot
3.02 ac (131,421 SF)
Zoning code
RSA
APN
NATI M:00000012 P:00000131
UPID
US38-0319168
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
-
Primrose School of Natick Daycare Center
-
McDonald's Natick Plaza Restaurant Take-out & Catering
-
Registry of Motor Vehicles Satelite Branch Department Of Motor Vehicles Department Of Public Safety
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$475k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$783k
Blend (final)
Blend
$630k
Owner & transaction history
Pookies Pk LLC · 6 yrs held
Pookies Pk LLC
since 2019
2 recorded transactions
Zoning & alternative use
RSA · Natick, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.0M
+44.8%
Medical building
$950,000
+37.6%
Industrial (general)
$925,000
+34.3%
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 Natick submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Natick 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
$475,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE
$690,000
Current use
AUTO REPAIR, GARAGE
$1,000,000
Change: +45% · Conversion: Difficult
MEDICAL BUILDING
$950,000
Change: +38% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$925,000
Change: +34% · Conversion: Difficult
COMMERCIAL (GENERAL)
$880,000
Change: +28% · Conversion: Difficult
RETAIL STORES
$710,000
Change: +3% · Conversion: Difficult
Blend value · Realmo final
$630k
Range $567k – $693k · ±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
$55 / 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
$31,892
Tax year 2024
Assessed value
$2,601,300
Assessed 2024
Previous assessed
$2,601,300
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$964,200
Assessed improvement
$1,637,100
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
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Status
Off-Market
Year built
2016
Heating
FORCED AIR
Buildings
1
Stories
1
Rooms
1
Bathrooms
1
Total area
11,396 SF
Lot
3.02 ac (131,421 SF)
Zoning code
RSA
APN
NATI M:00000012 P:00000131
UPID
US38-0319168
Jurisdiction
NATICK
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
RSA · Natick, MA
Zoning RSA · permitted uses
RSA · Natick, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Natick. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
Est. value
$690,000
AUTO REPAIR, GARAGE
Est. value
$1.0M
MEDICAL BUILDING
Est. value
$950,000
INDUSTRIAL (GENERAL)
Est. value
$925,000
COMMERCIAL (GENERAL)
Est. value
$880,000
RETAIL STORES
Est. value
$710,000
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
INDUSTRIAL (GENERAL)
COMMERCIAL (GENERAL)
RETAIL STORES
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
2016
Heating
FORCED AIR
Stories
1
Buildings
1
Rooms
1
Bathrooms
1
Lot
3.02 ac
Current owner
From public records · entity-resolved
Pookies Pk LLC
Entity
Mailing address
296 N MAIN ST, NATICK, MA 01760-1124
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 27, 2019
—
Pookies Pk LLC
—
Deed
related
$3,784,000 · Bank Of America
—
—
Pookies Pk LLC
—
Deed Of Trust
related
$3,784,000 · Bank Of America
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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