299-301 Providence Rd South Grafton, MA 01560
Individually Owned
33-yr Hold
~
Est. High Equity
Estimated value (blended)
$340k
Range $306k – $374k (±10%)
Property ID
US38-1043522
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1939
Construction
CONCRETE
Total area
3,540 SF
Lot
0.21 ac (9,148 SF)
Zoning code
RMF
APN
GRAF M:0116 B:0000 L:0017.0
UPID
US38-1043522
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$230k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$340k
Owner & transaction history
since 1992
2 recorded transactions
Zoning & alternative use
RMF · South Grafton, MA
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 11 comparables with addresses
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$340k
Value range
$306k – $374k
±10% around blend
Estimated value / SF
$96 / SF
Confidence
High
11 county-verified comps
Property data
88
Market benchmarks
33
Comparable evidence
100
$306k
blend $340k
$374k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
3,540 SF
Lot area
0.21 ac
Year built
1939
Stories
1
APN
GRAF M:0116 B:0000 L:0017.0
Assessed value
$467,200
Annual tax
$6,686
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$657k
Weighted, 11 comps · high confidence
Evidence
11 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
6.2 mi away · 3,146 SF
7.3 mi away · 4,578 SF
8.4 mi away · 2,761 SF
8.4 mi away · 3,033 SF
8.9 mi away · 3,853 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$340k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 740 sales
$110
-13%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $96/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 11 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$467k
Move the market yield to see immediate price impact.
Value / SF
$132
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$29k
$589k
$420k
$327k
$33k
$654k
$467k
$363k
$36k
$719k
$514k
$400k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
11 found
High confidence · county-verified
Closest comparable
$415k
4.2 mi · Apr 2026 · $94/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$6,686
Tax year 2024
Assessed value
$467,200
Assessed 2024
Previous assessed
$414,800
+12.6% YoY
Effective rate
1.43%
On assessed value
Assessed land
$125,100
Assessed improvement
$342,100
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1939
Construction
CONCRETE
Heating
SPACE
Buildings
2
Stories
1
Units
2
Rooms
10
Bathrooms
3
Total area
3,540 SF
Lot
0.21 ac (9,148 SF)
Zoning code
RMF
APN
GRAF M:0116 B:0000 L:0017.0
UPID
US38-1043522
Jurisdiction
GRAFTON
Zoning & alternative use
RMF · South Grafton, MAZoning RMF · permitted uses
RMF · South Grafton, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
1939
Construction
CONCRETE
Heating
SPACE
Stories
1
Buildings
2
Units
2
Rooms
10
Bathrooms
3
Lot
0.21 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
RMF
Jurisdiction
South Grafton, MA
Recorded code
RMF
Ownership Intelligence
Find the owner behind the property.
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Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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