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Property profile & analytics
OFF-MARKET
Estimated value
$655,000
Investment properties
3 Water St, Milford, MA 01757-4157
Entity Owned
1-yr Hold
Property ID
US38-0217564
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1930
Construction
FRAME
Total area
3,786 SF
Lot
0.23 ac (10,001 SF)
Zoning code
OR
APN
MILF M:48 B:000 L:327
UPID
US38-0217564
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
-
Meat Market & Grocery Store Grocery & Convenience Store Food Market
-
Açougue Brasil Take-out & Catering Butcher
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$680k
CAP Approach
CAP
$525k
Comparable Approach
Comparable
$503k
Blend (final)
Blend
$655k
Owner & transaction history
3 Water St LLC · 1 yrs held
3 Water St LLC
since 2025
Last sale
$775,000
7 recorded transactions
Zoning & alternative use
OR · Milford, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$595,000
+28.5%
Auto repair, garage
$580,000
+25.7%
Neighborhood: shopping center
$480,000
+3.4%
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 Milford submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Milford 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
$660,000
ML approach
$680,000
CAP Approach
CAP Return
Estimation
6%
$570,000
6.5%
$525,000
7%
$490,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$460,000
Current use
RETAIL STORES
$595,000
Change: +29% · Conversion: Easy
AUTO REPAIR, GARAGE
$580,000
Change: +26% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$480,000
Change: +3% · Conversion: Difficult
OFFICE BUILDING
$425,000
Change: -9% · Conversion: Easy
Blend value · Realmo final
$655k
Range $590k – $721k · ±10% · vs last sale $775k (Apr 1 2025)
Last sale anchor
$775k
Apr 1 2025
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
$173 / 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
Assessed value
$510,300
Assessed 2024
Previous assessed
$510,300
+0.0% YoY
Assessed land
$146,900
Assessed improvement
$363,400
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1930
Construction
FRAME
Heating
HOT WATER
Buildings
1
Stories
2
Units
4
Rooms
10
Bathrooms
4
Total area
3,786 SF
Lot
0.23 ac (10,001 SF)
Zoning code
OR
APN
MILF M:48 B:000 L:327
UPID
US38-0217564
Jurisdiction
MILFORD
Zoning & alternative use
OR · Milford, MA
Zoning OR · permitted uses
OR · Milford, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Milford. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$460,000
RETAIL STORES
Est. value
$595,000
AUTO REPAIR, GARAGE
Est. value
$580,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$480,000
OFFICE BUILDING
Est. value
$425,000
COMMERCIAL (GENERAL) Current
RETAIL STORES
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
OFFICE 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
1930
Construction
FRAME
Heating
HOT WATER
Stories
2
Buildings
1
Units
4
Rooms
10
Bathrooms
4
Lot
0.23 ac
Current owner
From public records · entity-resolved
3 Water St LLC
Entity
Mailing address
189 HIGHLAND ST, MILFORD, MA 01757-3901
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 1, 2025
$775,000
3 Water St LLC
Frederico Carneiro
Deed
$280,000 · Granite State Economic Development
Apr 1, 2025
—
3 Water St LLC
—
Deed
related
$271,250 · Rockland Trust Co
May 15, 2020
$80,000
Frederico Carniero
Susana Dasilva
Quit Claim Deed
$10,000 · John P Dasilva
Apr 14, 2010
$170,000
Frederico Carneiro
Costa,carlos
Grant Deed
—
Jun 30, 2003
—
Acione Q Costa
—
Deed Of Trust
related
$200,000 · Interbay Funding LLC
Dec 13, 2002
$200,000
Carlos Costa
Pinto,avelino A
Grant Deed
—
Dec 13, 2002
—
Carlos Costa
—
Deed Of Trust
related
$163,000 · Avelino A Pinto
Jul 31, 1995
—
Avelino Pinto
—
Deed Of Trust
related
$8,701 · Domestic Loan & Investment Bk
May 15, 1995
$122,000
Avelino Pinto
Marino,george
Grant Deed
$91,500 · Milford National Bank & Trust
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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