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Property profile & analytics
OFF-MARKET
Estimated value
$670,000
Day care centers
44 Old Upton Rd, Grafton, MA 01519-1311
Entity Owned
5-yr Hold
Property ID
US38-1516580
Property profile
Verified
Property type
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Year built
1940
Construction
STONE
Total area
9,601 SF
Lot
1.65 ac (71,874 SF)
Zoning code
R4
APN
GRAF M:0084 B:0000 L:0001.B
UPID
US38-1516580
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
$705k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$828k
Blend (final)
Blend
$670k
Owner & transaction history
44 Old Upton Road LLC · 5 yrs held
44 Old Upton Road LLC
since 2021
Last sale
$675,000
6 recorded transactions
Zoning & alternative use
R4 · Grafton, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.1M
+17.3%
Retail stores
$980,000
+4.4%
Auto repair, garage
$950,000
+1.1%
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 Grafton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Grafton 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
$665,000
ML approach
$705,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE
$940,000
Current use
OFFICE BUILDING
$1,100,000
Change: +17% · Conversion: Difficult
RETAIL STORES
$980,000
Change: +4% · Conversion: Difficult
AUTO REPAIR, GARAGE
$950,000
Change: +1% · Conversion: Difficult
COMMERCIAL (GENERAL)
$845,000
Change: -10% · Conversion: Difficult
Blend value · Realmo final
$670k
Range $603k – $737k · ±10% · vs last sale $675k (Feb 12 2021)
Last sale anchor
$675k
Feb 12 2021
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
$70 / 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
$16,093
Tax year 2024
Assessed value
$1,124,600
Assessed 2024
Previous assessed
$1,124,600
+0.0% YoY
Effective rate
1.43%
On assessed value
Assessed land
$316,100
Assessed improvement
$808,500
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
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Status
Off-Market
Year built
1940
Construction
STONE
Heating
HOT WATER
Cooling
YES
Buildings
1
Stories
3
Units
1
Rooms
15
Bathrooms
6
Total area
9,601 SF
Lot
1.65 ac (71,874 SF)
Zoning code
R4
APN
GRAF M:0084 B:0000 L:0001.B
UPID
US38-1516580
Jurisdiction
GRAFTON
Zoning & alternative use
R4 · Grafton, MA
Zoning R4 · permitted uses
R4 · Grafton, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Grafton. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
Est. value
$940,000
OFFICE BUILDING
Est. value
$1.1M
RETAIL STORES
Est. value
$980,000
AUTO REPAIR, GARAGE
Est. value
$950,000
COMMERCIAL (GENERAL)
Est. value
$845,000
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
OFFICE BUILDING
RETAIL STORES
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
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
1940
Construction
STONE
Heating
HOT WATER
Cooling
Yes
Stories
3
Buildings
1
Units
1
Rooms
15
Bathrooms
6
Lot
1.65 ac
Current owner
From public records · entity-resolved
44 Old Upton Road LLC
Entity
Mailing address
44 OLD UPTON RD, GRAFTON, MA 01519-1311
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 31, 2024
—
44 Ola Upton Road LLC
—
Deed
related
$675,000 · Rollstone Bank & Trust
Feb 12, 2021
$675,000
44 Old Upton Road LLC
Charlene M Eddy
Quit Claim Arm's Length For Ne States
$540,000 · Rollstone Bank & Trust
Jan 10, 2007
—
Bryan P Eddy
—
Deed Of Trust
related
$200,000 · Millbury National Bank
Sep 22, 2003
—
Bryan P Eddy
—
Deed Of Trust
related
$235,500 · Delta Funding
Sep 28, 1998
—
Bryan P Eddy
—
Deed Of Trust
related
$40,000 · Patrich Horvath
Apr 24, 1998
$245,000
Bryan P Eddy
Carlson,john L
Grant Deed
$196,000 · Source One Mtg Svcs
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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