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Property profile & analytics
OFF-MARKET
Estimated value
$1,380,000
Retail properties & Spaces
3 Park St, Leominster, MA 01453-5641
Individually Owned
1-yr Hold
~
Est. High Equity
Property ID
US38-1307469
Property profile
Verified
Property type
Retail properties & Spaces
Use group
DEPARTMENT STORE
Year built
1900
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
24,437 SF
Lot
0.63 ac (27,266 SF)
APN
LEOM M:0001 B:0019 L:0000
UPID
US38-1307469
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 Office of Carolyn G. DePasquale Law Firm Child Welfare Organization
-
The Law Office of Gregory W. Wheeler Law Firm
-
Campobasso & Campobasso Law Firm
-
Campo Basso Matthew J Law Firm
-
Divinity Barbershop Barber Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.29M
Blend (final)
Blend
$1.38M
Owner & transaction history
Vincent J Campobasso · 1 yrs held
Vincent J Campobasso
since 2025
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Leominster submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Leominster 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
$1.38M
Range $1.24M – $1.52M · ±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
$56 / 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
$22,390
Tax year 2024
Assessed value
$1,543,100
Assessed 2024
Previous assessed
$1,203,800
+28.2% YoY
Effective rate
1.45%
On assessed value
Assessed land
$387,100
Assessed improvement
$1,156,000
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
Retail properties & Spaces
Use group
DEPARTMENT STORE
Status
Off-Market
Year built
1900
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
3
Units
11
Bathrooms
2
Total area
24,437 SF
Lot
0.63 ac (27,266 SF)
APN
LEOM M:0001 B:0019 L:0000
UPID
US38-1307469
Jurisdiction
LEOMINSTER
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1900
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
3
Buildings
1
Units
11
Bathrooms
2
Lot
0.63 ac
Current owner
From public records · entity-resolved
Vincent J Campobasso
Individual
Mailing address
3 PARK ST, LEOMINSTER, MA 01453-5641
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 21, 2025
—
Vincent J Campobasso
—
Deed
related
$250,000 · Fidelity Cooperative Bank
Jun 3, 2022
—
Vincent J Campobasso
—
Deed
related
$750,000 · Fidelity Cooperative Bank
Nov 24, 2021
—
Vincent J Campobasso
—
Deed
related
$750,000 · Fidelity Cooperative Bank
Oct 25, 2018
—
Vincent J Campobasso
—
Deed
related
$3,310,000 · Fidelity Cooperative Bank
Jul 9, 2014
—
Vincent J Campobasso
—
Deed Of Trust
related
$3,644,000 · Fidelity Cp Bank
May 25, 2011
—
Lowfield Templeton LLC
—
Deed Of Trust
related
$150,000 · Fidelity Cp Bank
Sep 2, 2010
—
Vincent J Campobasso
—
Deed Of Trust
related
$725,000 · Fidelity Cp Bank
Jan 13, 2010
—
Vincent J Campobasso
—
Deed Of Trust
related
$1,625,000 · Fidelity Cp Bank
Jan 9, 2004
—
Grant Building RT
—
Deed Of Trust
related
$3,275,000 · Commerce Bank & Trust
Dec 30, 2003
—
Colleen M Campobasso
—
Deed Of Trust
related
$3,275,000 · Commerce Bank & Trust
Mar 27, 1989
—
Vincent J Campobasso
—
Deed Of Trust
related
$1,300,000 · Worc County Inst Savings
Jan 5, 1988
—
Vincent J Campobasso
—
Deed Of Trust
related
$249,000 · First Service Bank Savings
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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