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Property profile & analytics
OFF-MARKET
Estimated value
$180,000
Golf courses & driving ranges
31 Southbridge Rd Charlton, MA 01507-5221
Individually Owned
5-yr Hold
Free & Clear
Property ID
US38-0580244
Property profile
Verified
Property type
Golf courses & driving ranges
Use group
GOLF COURSE
Year built
1991
Construction
FRAME
Total area
400 SF
Lot
9.77 ac (425,433 SF)
Zoning code
CB
APN
CHAR M:0033 B:000B L:0000022
UPID
US38-0580244
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
$175k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$180k
Owner & transaction history
Mai Le · 5 yrs held
Mai Le
since 2021
Last sale
$185,000
7 recorded transactions
Zoning & alternative use
CB · Charlton, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
ans of a site plan review and approval. N An excluded or prohibited use SP A use permitted under special permit granted by the Planning Board B. Use Regulation Schedule. Districts Principal Uses A or R-60 R-40 R-SE NB V CB IG BEP (1) Agricultural, Floriculture and Horticultural Uses [Amended ] (a) Raising and keeping of livestock, including but not limited t…
Zone name
Community Business
General category
COMMERCIAL
Zone area
24.16 ac
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 Charlton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Charlton 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
$180,000
ML approach
$175,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$180k
Range $162k – $198k · ±10% · vs last sale $185k (Jul 16 2021)
Last sale anchor
$185k
Jul 16 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
$450 / 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
$2,971
Tax year 2024
Assessed value
$262,000
Assessed 2024
Previous assessed
$262,000
+0.0% YoY
Effective rate
1.13%
On assessed value
Assessed land
$231,700
Assessed improvement
$30,300
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
Golf courses & driving ranges
Use group
GOLF COURSE
Status
Off-Market
Year built
1991
Construction
FRAME
Heating
ELECTRIC
Buildings
1
Stories
1
Bathrooms
1
Total area
400 SF
Lot
9.77 ac (425,433 SF)
Zoning code
CB
APN
CHAR M:0033 B:000B L:0000022
UPID
US38-0580244
Jurisdiction
CHARLTON
Zoning & alternative use
CB · Charlton, MAZoning CB · permitted uses
CB · Charlton, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
ans of a site plan review and approval. N An excluded or prohibited use SP A use permitted under special permit granted by the Planning Board B. Use Regulation Schedule. Districts Principal Uses A or R-60 R-40 R-SE NB V CB IG BEP (1) Agricultural, Floriculture and Horticultural Uses [Amended ] (a) Raising and keeping of livestock, including but not limited to horses, cattle, sheep, goats, swine, fur animals and poultry, on a parcel over f
Zone name
Community Business
General category
COMMERCIAL
Zone area
24.16 ac
Building & site characteristics
From public records
Year built
1991
Construction
FRAME
Heating
ELECTRIC
Stories
1
Buildings
1
Bathrooms
1
Lot
9.77 ac
Current owner
From public records · entity-resolved
Mai Le
Individual
Free & Clear · 5 yrs held
Mailing address
2 BRIDLE RDG DR, NORTH GRAFTON, MA 01536-2205
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 16, 2021
$185,000
Mai Le
K&b Land Holdings LLC
Quit Claim Arm's Length For Ne States
—
Dec 13, 2017
$165,000
K & B Land Holdings LLC
Heffernan,patrick J
Quit Claim Deed
—
Apr 28, 2016
$180,000
Patrick J Heffernan
Cliffords Golfland LLC
Quit Claim Deed
—
Mar 25, 2015
$100,000
Edy Wahib
Dunn Trust
Quit Claim Deed
$85,000 · Maxine E Dunn
Feb 1, 2012
$1
Dunn Nt
Clifford,paul
Grant Deed
related
—
Mar 4, 2009
$150,000
Cliffords Golfland LLC
Curboy,rebecca S
Grant Deed
$112,500 · Unibank For Savings
Jan 28, 2004
$180,000
Springs Ft Golf Cen Royal
R&r RT
Grant Deed
$162,000 · Commonwealth National Bank
Aug 31, 2000
$100,000
R RT
Mid State Golfland
Grant Deed
$45,000 · Zenon Grzybowski
Jul 10, 1992
$170,000
Mid State Golfland INC
Jard P J RT
Grant Deed
$170,000 · Zenon Grzybowski
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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