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Property profile & analytics
OFF-MARKET
Estimated value
$760,000
Specialty properties
38 Smallwood Cir, Boylston, MA 01505-2100
Individually Owned
4-yr Hold
Property ID
US38-2349878
Property profile
Verified
Property type
Specialty properties
Use group
CHARITABLE ORGANIZATION
Year built
1996
Construction
FRAME
Total area
2,837 SF
Lot
1.15 ac (50,019 SF)
APN
BOYL M:8 B:8 L:6
UPID
US38-2349878
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
$745k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$760k
Owner & transaction history
Inv Amego · 4 yrs held
Inv Amego
since 2022
Last sale
$775,283
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 Boylston submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Boylston 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
$750,000
ML approach
$745,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$760k
Range $684k – $836k · ±10% · vs last sale $775k (Jan 28 2022)
Last sale anchor
$775k
Jan 28 2022
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
$268 / 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 2019Property tax & assessments
Tax year 2019
Tax billed
$7,879
Tax year 2019
Assessed value
$679,400
Assessed 2024
Previous assessed
$581,600
+16.8% YoY
Effective rate
1.16%
On assessed value
Assessed land
$186,200
Assessed improvement
$493,200
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
Specialty properties
Use group
CHARITABLE ORGANIZATION
Status
Off-Market
Year built
1996
Construction
FRAME
Heating
HOT WATER
Cooling
YES
Buildings
1
Stories
2
Units
4
Rooms
8
Bathrooms
2
Total area
2,837 SF
Lot
1.15 ac (50,019 SF)
APN
BOYL M:8 B:8 L:6
UPID
US38-2349878
Jurisdiction
BOYLSTON
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
1996
Construction
FRAME
Heating
HOT WATER
Cooling
Yes
Stories
2
Buildings
1
Units
4
Rooms
8
Bathrooms
2
Lot
1.15 ac
Current owner
From public records · entity-resolved
Inv Amego
Individual
Mailing address
33 PERRY AVE, ATTLEBORO, MA 02703-2417
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 10, 2023
—
Amego INC
—
Deed
related
$6,900,000 · M & T Bank
Jan 28, 2022
$775,283
Inv Amego
Cil Realty Of Ma INC
Quit Claim Arm's Length For Ne States
—
Jan 27, 2022
—
Amego INC
—
Deed
related
$16,500,000 · 233 Genesis St Corp
Dec 19, 2018
—
Cil Realty Of Mass INC
—
Deed
related
$819,795 · Wilmington Tr
Jul 13, 2017
$579,000
Cil Realty Of Mass INC
Michael J Juliano
Quit Claim Arm's Length For Ne States
$825,498 · Td Bank NA
Mar 15, 2013
—
Michael J Juliano
—
Deed Of Trust
related
$333,500 · Avidia Bank
Jan 11, 2010
$510,000
Michael J Juliano
Daniel F Connor
Deed
$350,000 · Drew Mortgage Assninc
Oct 17, 2002
—
D Connor
—
Deed Of Trust
related
$228,000 · Westborough Savings
May 26, 1998
—
Daniel F Connor
—
Deed Of Trust
related
$265,000 · Westborough Savings
Oct 21, 1996
$84,000
Daniel F Connor
Rsj Realty Co INC
Grant Deed
$264,000 · Westborough Savings
—
—
Cil Realty Of Mass INC
—
Deed Of Trust
related
$819,795 · Wilmington Tr
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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