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Property profile & analytics
OFF-MARKET
Estimated value
$600,000
Investment properties
305 Water St 311 Fitchburg, MA 01420-5648
Individually Owned
11-yr Hold
Property ID
US38-1643855
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1965
Construction
FRAME
Total area
5,473 SF
Lot
0.28 ac (12,214 SF)
Zoning code
NB
APN
FITC M:0082 B:0119 L:0
UPID
US38-1643855
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
by Request
CAP Approach
CAP
$760k
Comparable Approach
Comparable
$500k
Blend (final)
Blend
$600k
Owner & transaction history
Kehaulani L Beloin · 11 yrs held
Kehaulani L Beloin
since 2014
3 recorded transactions
Zoning & alternative use
NB · Fitchburg, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$790,000
+116.1%
Neighborhood: shopping center
$690,000
+88.3%
Retail stores
$675,000
+83.6%
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 Fitchburg submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fitchburg 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%
$825,000
6.5%
$760,000
7%
$705,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$365,000
Current use
AUTO REPAIR, GARAGE
$790,000
Change: +116% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$690,000
Change: +88% · Conversion: Difficult
RETAIL STORES
$675,000
Change: +84% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$655,000
Change: +79% · Conversion: Moderate
WAREHOUSE, STORAGE
$550,000
Change: +50% · Conversion: Difficult
OFFICE BUILDING
$500,000
Change: +36% · Conversion: Easy
Blend value · Realmo final
$600k
Range $540k – $660k · ±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
$110 / 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
$6,512
Tax year 2024
Assessed value
$439,700
Assessed 2024
Previous assessed
$356,100
+23.5% YoY
Effective rate
1.48%
On assessed value
Assessed land
$54,900
Assessed improvement
$384,800
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1965
Construction
FRAME
Heating
STEAM
Buildings
1
Stories
2
Units
5
Rooms
16
Bathrooms
7
Total area
5,473 SF
Lot
0.28 ac (12,214 SF)
Zoning code
NB
APN
FITC M:0082 B:0119 L:0
UPID
US38-1643855
Jurisdiction
FITCHBURG
Zoning & alternative use
NB · Fitchburg, MA
Zoning NB · permitted uses
NB · Fitchburg, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Fitchburg. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$365,000
AUTO REPAIR, GARAGE
Est. value
$790,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$690,000
RETAIL STORES
Est. value
$675,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$655,000
WAREHOUSE, STORAGE
Est. value
$550,000
OFFICE BUILDING
Est. value
$500,000
COMMERCIAL (GENERAL) Current
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
WAREHOUSE, STORAGE
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
1965
Construction
FRAME
Heating
STEAM
Stories
2
Buildings
1
Units
5
Rooms
16
Bathrooms
7
Lot
0.28 ac
Current owner
From public records · entity-resolved
Kehaulani L Beloin
Individual
Mailing address
43 LINCOLN ST, FITCHBURG, MA 01420-3521
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 26, 2014
$40,000
Kehaulani L Beloin
Herrick,thomas K & Cynthia L
Quit Claim Deed
$40,000 · Thomas K Herrick
May 18, 1994
$60,600
Clm Company INC
Martines,christine
Grant Deed
$18,000 · Zenon Grzybowski
Aug 8, 1989
—
Vincent Papia JR.
—
Deed Of Trust
related
$50,000 · Merchants Natl Bank
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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