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Property profile & analytics
OFF-MARKET
Estimated value
$795,000
Showrooms
4 Charlesview Rd Hopedale, MA 01747-1563
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US38-1562501
Property profile
Verified
Property type
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Year built
2004
Construction
FRAME
Total area
6,825 SF
Lot
1.44 ac (62,901 SF)
Zoning code
C
APN
HOPE M:0024 B:0044 L:0
UPID
US38-1562501
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
-
Bruce P Guida CPA Accounting Firm Tax Preparation
-
Nitro Drilling and Blasting Construction Company General Contractor
-
Business Management Consultants Business Management Consultant
-
Caroline's Cannabis (Bike/Boat/Book/etc) Store
-
Caroline's Cannabis Hopedale (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$945k
Comparable Approach
Comparable
$657k
Blend (final)
Blend
$795k
Owner & transaction history
Eliza Lawrence Hldg LLC · 5 yrs held
Eliza Lawrence Hldg LLC
since 2020
2 recorded transactions
Zoning & alternative use
C · Hopedale, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zone name
Commercial
General category
COMMERCIAL
Zone area
2.56 ac
Source
Realmo
Top alternative use upside
Restaurant
$1.3M
+71.3%
Retail stores
$1.1M
+42.6%
Auto repair, garage
$1.0M
+39.4%
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 Hopedale submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Hopedale 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%
$1,025,000
6.5%
$945,000
7%
$880,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$750,000
Current use
RESTAURANT
$1,285,000
Change: +71% · Conversion: Difficult
RETAIL STORES
$1,070,000
Change: +43% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,045,000
Change: +39% · Conversion: Difficult
OFFICE BUILDING
$930,000
Change: +24% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$860,000
Change: +15% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$820,000
Change: +9% · Conversion: Moderate
WAREHOUSE, STORAGE
$685,000
Change: -9% · Conversion: Difficult
Blend value · Realmo final
$795k
Range $716k – $875k · ±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
$116 / 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
$29,206
Tax year 2024
Assessed value
$1,005,700
Assessed 2024
Previous assessed
$1,005,700
+0.0% YoY
Effective rate
2.90%
On assessed value
Assessed land
$257,300
Assessed improvement
$748,400
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
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Status
Off-Market
Year built
2004
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
2
Bathrooms
4
Total area
6,825 SF
Lot
1.44 ac (62,901 SF)
Zoning code
C
APN
HOPE M:0024 B:0044 L:0
UPID
US38-1562501
Jurisdiction
HOPEDALE
Zoning & alternative use
C · Hopedale, MAZoning C · permitted uses
C · Hopedale, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zone name
Commercial
General category
COMMERCIAL
Zone area
2.56 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$750,000
RESTAURANT
Est. value
$1.3M
RETAIL STORES
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$1.0M
OFFICE BUILDING
Est. value
$930,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$860,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$820,000
WAREHOUSE, STORAGE
Est. value
$685,000
COMMERCIAL (GENERAL) Current
RESTAURANT
RETAIL STORES
AUTO REPAIR, GARAGE
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
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
2004
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
2
Bathrooms
4
Lot
1.44 ac
Current owner
From public records · entity-resolved
Eliza Lawrence Hldg LLC
Entity
Mailing address
PO BOX 175, DOUGLAS, MA 01516-0175
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 19, 2020
$900,000
Eliza Lawrence Hldg LLC
Charlesview Place INC
Quit Claim Deed
$480,000 · Charlesview Place INC
Dec 20, 2002
—
Charlesview Place INC
—
Deed Of Trust
related
$567,000 · Milford Fsla
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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