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Property profile & analytics
OFF-MARKET
Estimated value
$870,000
Investment properties
44 Maple Ave Shrewsbury, MA 01545-2930
Entity Owned
3-yr Hold
Property ID
US38-1497940
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1930
Construction
FRAME
Total area
4,277 SF
Lot
0.33 ac (14,375 SF)
Zoning code
LB
APN
SHRE M:21 B:174000
UPID
US38-1497940
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
-
Witt Orthodontics, PC Dental Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$900k
CAP Approach
CAP
$595k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$870k
Owner & transaction history
David James Dev LLC · 3 yrs held
David James Dev LLC
since 2023
Last sale
$1.0M
7 recorded transactions
Zoning & alternative use
LB · Shrewsbury, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$670,000
+42.6%
Auto repair, garage
$655,000
+39.4%
Office building
$580,000
+23.6%
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 Shrewsbury submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Shrewsbury 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
$855,000
ML approach
$900,000
CAP Approach
CAP Return
Estimation
6%
$645,000
6.5%
$595,000
7%
$550,000
Alternative Use
Use
Estimation
RETAIL STORES
$670,000
Change: +43% · Conversion: Easy
AUTO REPAIR, GARAGE
$655,000
Change: +39% · Conversion: Difficult
OFFICE BUILDING
$580,000
Change: +24% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$540,000
Change: +15% · Conversion: Difficult
Blend value · Realmo final
$870k
Range $783k – $957k · ±10% · vs last sale $1.00M (Jul 21 2023)
Last sale anchor
$1.00M
Jul 21 2023
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
$203 / 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
$6,466
Tax year 2024
Assessed value
$522,300
Assessed 2024
Previous assessed
$515,800
+1.3% YoY
Effective rate
1.24%
On assessed value
Assessed land
$217,500
Assessed improvement
$304,800
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1930
Construction
FRAME
Heating
HOT WATER
Cooling
YES
Buildings
1
Stories
2
Units
5
Rooms
12
Bathrooms
6
Total area
4,277 SF
Lot
0.33 ac (14,375 SF)
Zoning code
LB
APN
SHRE M:21 B:174000
UPID
US38-1497940
Jurisdiction
SHREWSBURY
Zoning & alternative use
LB · Shrewsbury, MA
Zoning LB · permitted uses
LB · Shrewsbury, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Shrewsbury. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES
Est. value
$670,000
AUTO REPAIR, GARAGE
Est. value
$655,000
OFFICE BUILDING
Est. value
$580,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$540,000
RETAIL STORES
AUTO REPAIR, GARAGE
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
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
1930
Construction
FRAME
Heating
HOT WATER
Cooling
Yes
Stories
2
Buildings
1
Units
5
Rooms
12
Bathrooms
6
Lot
0.33 ac
Current owner
From public records · entity-resolved
David James Dev LLC
Entity
Mailing address
44 MAPLE AVE, SHREWSBURY, MA 01545-2930
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 21, 2023
$1,000,000
David James Dev LLC
44 Maple Ave Ent LLC
Quit Claim Arm's Length For Ne States
$750,000 · Main Street Bank (ma)
Oct 11, 2007
—
44 Maple Ave Enterpri LLC
—
Deed Of Trust
related
$648,000 · Barre Savings Bank
Aug 25, 2000
—
44 Maple Ave Enterpris
—
Deed Of Trust
related
$450,000 · Bay State Savings Bank
Aug 13, 1999
$270,000
44 Maple Ave Enterpris
Munro Assoc Real Est
Grant Deed
—
Aug 13, 1999
—
44 Maple Ave Enterpris
—
Deed Of Trust
related
$240,000 · Bankboston Development Co LLC
Nov 30, 1995
—
Assoc Real Est Munro
—
Deed Of Trust
related
$102,000 · Metrowest Bank
Dec 20, 1991
—
Assoc Real Est Munro
—
Deed Of Trust
related
$70,000 · Peoples Bank Worcester
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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