Individually Owned 
For Sale
$325,000
380 Elm St,Unit 2, Gardner, MA 01440
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Property summary
AI-generated overview
This property is a professional office condominium unit (Unit #2) located at 380 Elm Street in Gardner, Massachusetts. The unit is configured for office use within a condominium structure and is subject to a triple-net (NNN) lease arrangement. The lease is described as being in its third year of an initial five-year term with an option for an additional five-year renewal period, and it includes contractual annual lease escalations. The listing references a specific capitalization rate, but no other financial terms are provided in this profile.
Property profile
Verified
Property type
Other office properties
Use group
CONDOMINIUM OFFICES
Year built
1979
Total area
1,456 SF
APN
GARD M:R22 B:24 L:100 U:01-02
UPID
US38-1629062
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$265k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$265k
Owner & transaction history
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
All 4 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
PDF export
Professional Plan · 30 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$265k
Value range
$239k – $292k
±10% around blend
Estimated value / SF
$182 / SF
Confidence
Low
4 county-verified comps
Property data
75
Market benchmarks
33
Comparable evidence
40
Income certainty
100
$239k
blend $265k
$292k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
1,456 SF
Year built
1979
Stories
2
APN
GARD M:R22 B:24 L:100 U:01-02
Assessed value
$215,600
Annual tax
$3,232
3
Income approach: direct capitalization
Partial preview
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$3,232
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$441k
Weighted, 4 comps · low confidence
Evidence
4 found · 4 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
10.6 mi away · 1,079 SF
17.1 mi away · 1,400 SF
21.5 mi away · 1,165 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$265k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 301 sales
$136
+34%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $182/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 4 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
from $99/month
Overview
Selected market yield
8.16%
Selected cap rate for this other office properties
Derived from the Gardner market rent, vacancy and expense benchmarks for this use type.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 8.16%
9.0%
NOI (est.)
$27k *
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$325k
Move the market yield to see immediate price impact.
Value / SF
$223
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
7.66%8.16%8.66%
$24k
$312k
$293k
$276k
$27k
$346k
$325k
$306k
$29k
$381k
$358k
$337k
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
4 found
Low confidence · county-verified
Closest comparable
$499k
9.7 mi · Oct 2025 · $310/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$3,232
Tax year 2024
Assessed value
$215,600
Assessed 2024
Previous assessed
$215,600
+0.0% YoY
Effective rate
1.50%
On assessed value
Assessed improvement
$215,600
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Other office properties
Use group
CONDOMINIUM OFFICES
Status
For Sale
Year built
1979
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Bathrooms
3
Total area
1,456 SF
APN
GARD M:R22 B:24 L:100 U:01-02
UPID
US38-1629062
Jurisdiction
GARDNER
Zoning & alternative use
Zoning · permitted uses
No zoning code is on file for this parcel. Zoning coverage grows with every catalog release.
Building & site characteristics
From public records
Year built
1979
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Bathrooms
3
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
No zoning code is on file for this parcel. Zoning coverage grows with every catalog release — check back, or open Location Intelligence for use analysis of this corner.
Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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