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Property profile & analytics
OFF-MARKET
Estimated value
$610,000
Investment properties
356 Manchaug Rd, Sutton, MA 01590-1661
Individually Owned
6-yr Hold
Property ID
US38-0962780
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1880
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
8,320 SF
Lot
0.91 ac (39,640 SF)
Zoning code
V
APN
SUTT M:0049 P:43
UPID
US38-0962780
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
-
John Turner Consulting Engineer
-
District V House Home Decor Store Department Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$650k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$655k
Blend (final)
Blend
$610k
Owner & transaction history
Rensselear Props Ltd · 6 yrs held
Rensselear Props Ltd
since 2020
Last sale
$550,000
7 recorded transactions
Zoning & alternative use
V · Sutton, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$1.0M
+9.0%
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 Sutton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sutton 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
$655,000
ML approach
$650,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$915,000
Current use
APARTMENT HOUSE (5+ UNITS)
$1,000,000
Change: +9% · Conversion: Moderate
WAREHOUSE, STORAGE
$835,000
Change: -9% · Conversion: Difficult
Blend value · Realmo final
$610k
Range $549k – $671k · ±10% · vs last sale $550k (Jan 31 2020)
Last sale anchor
$550k
Jan 31 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
$73 / 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
$7,265
Tax year 2024
Assessed value
$525,700
Assessed 2024
Previous assessed
$525,700
+0.0% YoY
Effective rate
1.38%
On assessed value
Assessed land
$151,700
Assessed improvement
$374,000
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
1880
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Buildings
1
Stories
2
Units
1
Bathrooms
2
Total area
8,320 SF
Lot
0.91 ac (39,640 SF)
Zoning code
V
APN
SUTT M:0049 P:43
UPID
US38-0962780
Jurisdiction
SUTTON
Zoning & alternative use
V · Sutton, MA
Zoning V · permitted uses
V · Sutton, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Sutton. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$915,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.0M
WAREHOUSE, STORAGE
Est. value
$835,000
COMMERCIAL (GENERAL) Current
APARTMENT HOUSE (5+ UNITS)
WAREHOUSE, STORAGE
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
1880
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Stories
2
Buildings
1
Units
1
Bathrooms
2
Lot
0.91 ac
Current owner
From public records · entity-resolved
Rensselear Props Ltd
Individual
Mailing address
PO BOX 953, NORTH HAMPTON, NH 03862-0953
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
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 7, 2020
—
Rensselaer Properties Ltd
—
Deed
related
$400,000 · Bangor Savings Bank
Jan 31, 2020
$550,000
Rensselear Props Ltd
Edward J Lecouteur
Quit Claim Deed
—
Mar 6, 2018
—
Edward J Lecouteur III
—
Deed
related
$368,500 · Federal Savings Bank
Jun 30, 2017
—
Edward J Lecouteur
—
Deed
related
$354,000 · Nations Lndg
Dec 29, 2016
—
Edward J Lecouteur
—
Deed
related
$305,250 · Nations Lndg
May 20, 2005
$375,000
Edward J Lecouteur
Benchmark Commercial INC
Grant Deed
$350,000 · Pauline Mullen
Dec 29, 1999
$126,000
Benchmark Commercial
Mullin,timothy R
Grant Deed
—
Dec 29, 1999
$169,000
Benchmark Commercial
Mullen,timothy
Grant Deed
—
Apr 8, 1998
$170,000
Timothy Mullen
356 Manchaug Rd RT
Grant Deed
$175,000 · Zwi Kohorn
May 7, 1997
$100,000
343 Providence Road RT
Choquette,robert V
Grant Deed
—
—
—
Edward J Lecouteur
—
Deed Of Trust
related
$305,250 · Nations Lndg
—
—
Edward J Lecouteur
—
Deed Of Trust
related
$354,000 · Nations Lndg
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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