Individually Owned Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1987
Total area
5,000 SF
Lot
0.81 ac (35,284 SF)
Zoning code
VMU
APN
GRAF M:0115 B:0000 L:0120.0
UPID
US38-1202461
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Physician
-
(Bike/Boat/Book/etc) Store Wine and Liquor Store
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$788k
Blend (final)
Blend
$295k
Owner & transaction history
since 2003
2 recorded transactions
Zoning & alternative use
VMU · South Grafton, MA
Top alternative use upside
Restaurant
$945,000
+20.2%
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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.
All 7 comparables with addresses
5 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$295k
Value range
$266k – $325k
±10% around blend
Estimated value / SF
$59 / SF
Confidence
High
7 county-verified comps
Property data
100
Market benchmarks
33
Comparable evidence
70
$266k
blend $295k
$325k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
5,000 SF
Lot area
0.81 ac
Year built
1987
Stories
1
APN
GRAF M:0115 B:0000 L:0120.0
Zoning
VMU
Assessed value
$570,700
Annual tax
$8,167
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$1.11M
Weighted, 7 comps · high confidence
Evidence
7 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
14.3 mi away · 6,222 SF
14.4 mi away · 4,080 SF
14.6 mi away · 4,366 SF
16.2 mi away · 6,304 SF
21.0 mi away · 4,241 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$295k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 292 sales
$157
-62%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $59/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Restaurant
Gross theoretical uplift
+20%
vs current-use indication
Retail Stores · current use
Auto Repair, Garage
Office Building
Neighborhood: Shopping Center
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
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: replacement-cost inputs are not on file.
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.
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 7 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$571k
Move the market yield to see immediate price impact.
Value / SF
$114
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
5.00%7.00%9.00%
$36k
$719k
$514k
$399k
$40k
$799k
$571k
$444k
$44k
$879k
$628k
$488k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
7 found
High confidence · county-verified
Closest comparable
$575k
8.9 mi · Sep 2025 · $110/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$8,167
Tax year 2024
Assessed value
$570,700
Assessed 2024
Previous assessed
$511,000
+11.7% YoY
Effective rate
1.43%
On assessed value
Assessed land
$222,300
Assessed improvement
$348,400
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1987
Heating
CENTRAL
Cooling
YES
Buildings
1
Stories
1
Units
2
Total area
5,000 SF
Lot
0.81 ac (35,284 SF)
Zoning code
VMU
APN
GRAF M:0115 B:0000 L:0120.0
UPID
US38-1202461
Jurisdiction
GRAFTON
Zoning & alternative use
VMU · South Grafton, MAZoning VMU · permitted uses
VMU · South Grafton, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1987
Heating
CENTRAL
Cooling
Yes
Stories
1
Buildings
1
Units
2
Lot
0.81 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
VMU
Jurisdiction
South Grafton, MA
Recorded code
VMU
Ownership Intelligence
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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
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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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