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Property profile & analytics
OFF-MARKET
Estimated value
$420,000
Office buildings
3 Converse St Palmer, MA 01069-1516
Individually Owned
4-yr Hold
~
Est. High Equity
Property ID
US38-2193100
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1910
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
10,024 SF
Lot
0.66 ac (28,750 SF)
Zoning code
VC1
APN
PALM M:58 B:29
UPID
US38-2193100
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
-
Architectural Insights Inc Architect
-
Sherman & Frydryk Land Surveyor Civil Engineer
-
Eastern States Associates, Inc. Industrial Manufacturer Production Facility
-
White Law Offices Law Firm
-
White Elizabeth L Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$420k
Owner & transaction history
Tammi J Frydryk Ret · 4 yrs held
Tammi J Frydryk Ret
since 2021
Last sale
$40,500
7 recorded transactions
Zoning & alternative use
VC1 · Palmer, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
It is the purpose of this bylaw to allow for the orderly and planned development of Palmer downtown area.
Zone name
Village Center District 1
General category
PLANNED_DEVELOPMENT
Zone area
25.55 ac
Source
Realmo
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 Palmer submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Palmer 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
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$420k
Range $378k – $462k · ±10% · vs last sale $41k (Oct 8 2021)
Last sale anchor
$41k
Oct 8 2021
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
$42 / 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
$6,342
Tax year 2024
Assessed value
$339,700
Assessed 2024
Previous assessed
$321,600
+5.6% YoY
Effective rate
1.87%
On assessed value
Assessed land
$93,300
Assessed improvement
$246,400
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
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
1910
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Units
1
Bathrooms
2
Total area
10,024 SF
Lot
0.66 ac (28,750 SF)
Zoning code
VC1
APN
PALM M:58 B:29
UPID
US38-2193100
Jurisdiction
PALMER
Zoning & alternative use
VC1 · Palmer, MAZoning VC1 · permitted uses
VC1 · Palmer, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
It is the purpose of this bylaw to allow for the orderly and planned development of Palmer downtown area.
Zone name
Village Center District 1
General category
PLANNED_DEVELOPMENT
Zone area
25.55 ac
Source
Realmo
Building & site characteristics
From public records
Year built
1910
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Units
1
Bathrooms
2
Lot
0.66 ac
Current owner
From public records · entity-resolved
Tammi J Frydryk Ret
Individual
Mailing address
99 THOMPSON ST, PALMER, MA 01069-2225
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 8, 2021
—
Tammi J Frydryk Ret
Depot Vlg Professionals
Quit Claim Deed
related
—
Nov 29, 2019
—
Kent Pecoy&sons Constr
—
Deed
related
$750,000 · United Bank
Dec 31, 2013
—
Depot Village Prof LLC
—
Deed Of Trust
related
$335,000 · Monson Savings Bank
Jan 31, 2013
—
Donald J Frydryk
—
Deed Of Trust
related
$200,000 · Monson Savings Bank
Jun 7, 2006
—
Depot Vlg Professiona LLC
—
Deed Of Trust
related
$50,000 · Monson Savings Bank
Jan 4, 2000
—
Vlg Pro LLP Depot
—
Deed Of Trust
related
$149,000 · Roger E Woods
Apr 13, 1999
—
Depot Vlg Pros LLP
—
Deed Of Trust
related
$375,000 · Monson Savings Bank
Feb 26, 1999
$40,500
Village Depot
Palmer Town Of
Grant Deed
—
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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