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Property profile & analytics
OFF-MARKET
Estimated value
$3,695,000
Individual retail properties
3 Lincoln Rd, Foxboro, MA 02035
Trust Owned
6-yr Hold
Free & Clear
Property ID
US38-1213097
Property profile
Verified
Property type
Individual retail properties
Use group
GYM, HEALTH SPA
Year built
1990
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
29,192 SF
Lot
4.6 ac (200,376 SF)
APN
FOXB M:030 L:013
UPID
US38-1213097
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.15M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.70M
Owner & transaction history
Foxborough 7 L Trust · 6 yrs held
Foxborough 7 L Trust
since 2020
Last sale
$3.3M
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$5.2M
+68.3%
Office building
$5.1M
+66.0%
Industrial (general)
$3.9M
+26.3%
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 Foxboro submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Foxboro 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
$5,150,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
GYM, HEALTH SPA
$3,090,000
Current use
RESTAURANT
$5,200,000
Change: +68% · Conversion: Difficult
OFFICE BUILDING
$5,130,000
Change: +66% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$3,905,000
Change: +26% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$3,630,000
Change: +17% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,505,000
Change: +13% · Conversion: Difficult
RETAIL STORES
$3,340,000
Change: +8% · Conversion: Difficult
MEDICAL BUILDING
$3,340,000
Change: +8% · Conversion: Difficult
Blend value · Realmo final
$3.70M
Range $3.33M – $4.06M · ±10% · vs last sale $3.27M (Feb 3 2020)
Last sale anchor
$3.27M
Feb 3 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
$127 / 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
$31,099
Tax year 2024
Assessed value
$1,728,700
Assessed 2024
Previous assessed
$1,693,400
+2.1% YoY
Effective rate
1.80%
On assessed value
Assessed land
$930,000
Assessed improvement
$798,700
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
Individual retail properties
Use group
GYM, HEALTH SPA
Status
Off-Market
Year built
1990
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
3
Total area
29,192 SF
Lot
4.6 ac (200,376 SF)
APN
FOXB M:030 L:013
UPID
US38-1213097
Jurisdiction
FOXBORO
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
GYM, HEALTH SPA Current
Est. value
$3.1M
RESTAURANT
Est. value
$5.2M
OFFICE BUILDING
Est. value
$5.1M
INDUSTRIAL (GENERAL)
Est. value
$3.9M
APARTMENT HOUSE (5+ UNITS)
Est. value
$3.6M
AUTO REPAIR, GARAGE
Est. value
$3.5M
RETAIL STORES
Est. value
$3.3M
MEDICAL BUILDING
Est. value
$3.3M
GYM, HEALTH SPA Current
RESTAURANT
OFFICE BUILDING
INDUSTRIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
AUTO REPAIR, GARAGE
RETAIL STORES
MEDICAL BUILDING
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
1990
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
3
Lot
4.6 ac
Current owner
From public records · entity-resolved
Foxborough 7 L Trust
Trust
Free & Clear · 6 yrs held
Mailing address
3 LINCOLN RD, FOXBORO, MA 02035
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 26, 2020
—
7 Lincoln Foxborough RT
—
Deed
related
$2,310,000 · Digital FCU
Feb 3, 2020
$3,267,000
Foxborough 7 L Trust
Ripple Realty LLC
Quit Claim Deed
—
Nov 18, 2015
$1,800,000
Ripple Realty LLC
Foxboro Realty Dev LP
Quit Claim Arm's Length For Ne States
$1,320,000 · Randolph Savings Bank
Oct 9, 2002
—
Foxboro Rlty Dev Ltd
—
Deed Of Trust
related
$1,500,000 · Canton Institute Savings
Mar 29, 1991
—
Foxboro Rlty Dev
—
Deed Of Trust
related
$940,000 · Us Trust Co
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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