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Property profile & analytics
OFF-MARKET
Estimated value
$510,000
Office buildings
298 Boston Tpke, Shrewsbury, MA 01545-3871
Entity Owned
5-yr Hold
Free & Clear
Property ID
US38-1333266
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1919
Construction
FRAME
Total area
4,640 SF
Lot
0.23 ac (10,019 SF)
Zoning code
LB
APN
SHRE M:32 B:529000
UPID
US38-1333266
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
-
Law Offices of Teresa C. Scibelli Law Firm
-
Taber Rare Coins (Bike/Boat/Book/etc) Store
-
Rosenlund Travel Travel Agency Tour Operator
-
Abounding Strength Counseling Inc Counselor Mental Health Service
-
Elaine M. Sweeney, PH Physician Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$465k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$577k
Blend (final)
Blend
$510k
Owner & transaction history
294-298 Boston Tpke LLC · 5 yrs held
294-298 Boston Tpke LLC
since 2020
Last sale
$400,000
4 recorded transactions
Zoning & alternative use
LB · Shrewsbury, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$730,000
+15.4%
Auto repair, garage
$710,000
+12.8%
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
Method
Estimation
Statistic approach
$590,000
ML approach
$465,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$630,000
Current use
RETAIL STORES
$730,000
Change: +15% · Conversion: Moderate
AUTO REPAIR, GARAGE
$710,000
Change: +13% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$585,000
Change: -7% · Conversion: Difficult
COMMERCIAL (GENERAL)
$510,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$510k
Range $459k – $561k · ±10% · vs last sale $400k (Dec 30 2020)
Last sale anchor
$400k
Dec 30 2020
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
$110 / 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
$8,576
Tax year 2024
Assessed value
$692,700
Assessed 2024
Previous assessed
$699,000
-0.9% YoY
Effective rate
1.24%
On assessed value
Assessed land
$247,900
Assessed improvement
$444,800
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1919
Construction
FRAME
Heating
HOT WATER
Cooling
YES
Buildings
1
Stories
2
Units
10
Bathrooms
2
Total area
4,640 SF
Lot
0.23 ac (10,019 SF)
Zoning code
LB
APN
SHRE M:32 B:529000
UPID
US38-1333266
Jurisdiction
SHREWSBURY
Zoning & alternative use
LB · Shrewsbury, MA
Zoning LB · permitted uses
LB · 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.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$630,000
RETAIL STORES
Est. value
$730,000
AUTO REPAIR, GARAGE
Est. value
$710,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$585,000
COMMERCIAL (GENERAL)
Est. value
$510,000
OFFICE BUILDING Current
RETAIL STORES
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
COMMERCIAL (GENERAL)
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
1919
Construction
FRAME
Heating
HOT WATER
Cooling
Yes
Stories
2
Buildings
1
Units
10
Bathrooms
2
Lot
0.23 ac
Current owner
From public records · entity-resolved
294-298 Boston Tpke LLC
Entity
Free & Clear · 5 yrs held
Mailing address
298 BOSTON TPKE STE #9, SHREWSBURY, MA 01545-3871
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2020
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 30, 2020
—
294-298 Boston Tpke LLC
Nardella Realty Co LLC
Quit Claim Deed
related
—
Nov 1, 2012
$400,000
Nardelia Realty Co LLC
Alexander Shrewsbury Prop
Grant Deed
—
Nov 21, 2003
—
Nardella Rlty Co LLC
—
Deed Of Trust
related
$997,500 · Cl Developement Fncl
Dec 7, 2001
$312,500
Nardella Realty Co LLC
Sampson Irrevocable T
Grant Deed
$312,500 · Zwi Kohorn
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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