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Property profile & analytics
OFF-MARKET
Estimated value
$535,000
Office buildings
440 Pln St Marshfield, MA 02050-2748
Individually Owned
21-yr Hold
Free & Clear
Property ID
US38-1441190
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1977
Construction
FRAME
Total area
2,119 SF
Lot
0.48 ac (20,742 SF)
Zoning code
OP
APN
MARS M:0E10 B:0003 L:0010
UPID
US38-1441190
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
-
First Hand Massage Therapy Alternative Medicine Practice Spa & Massage Center
-
Law Offices of Robert D. Ahearn Law Firm
-
M.J. Carr Electrical Services, LLC Electrical Service General Contractor
-
Sunshine Thai Massage and Spa Alternative Medicine Practice Spa & Massage Center
-
Marshfield Medical Billing Accounting Firm Tax Preparation
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$725k
Comparable Approach
Comparable
$667k
Blend (final)
Blend
$535k
Owner & transaction history
Omega Land Mgmt Ltd · 21 yrs held
Omega Land Mgmt Ltd
since 2005
7 recorded transactions
Zoning & alternative use
OP · Marshfield, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$440,000
+2.7%
Auto repair, garage
$440,000
+2.4%
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 Marshfield submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Marshfield 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%
$790,000
6.5%
$725,000
7%
$675,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$430,000
Current use
RETAIL STORES
$440,000
Change: +3% · Conversion: Moderate
AUTO REPAIR, GARAGE
$440,000
Change: +2% · Conversion: Difficult
COMMERCIAL (GENERAL)
$380,000
Change: -11% · Conversion: Easy
Blend value · Realmo final
$535k
Range $482k – $589k · ±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
$252 / 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
$6,963
Tax year 2024
Assessed value
$670,200
Assessed 2024
Previous assessed
$670,200
+0.0% YoY
Effective rate
1.04%
On assessed value
Assessed land
$448,000
Assessed improvement
$222,200
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1977
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Units
6
Bathrooms
3
Total area
2,119 SF
Lot
0.48 ac (20,742 SF)
Zoning code
OP
APN
MARS M:0E10 B:0003 L:0010
UPID
US38-1441190
Jurisdiction
MARSHFIELD
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
OP · Marshfield, MAZoning OP · permitted uses
OP · Marshfield, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$430,000
RETAIL STORES
Est. value
$440,000
AUTO REPAIR, GARAGE
Est. value
$440,000
COMMERCIAL (GENERAL)
Est. value
$380,000
OFFICE BUILDING Current
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
1977
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Units
6
Bathrooms
3
Lot
0.48 ac
Current owner
From public records · entity-resolved
Omega Land Mgmt Ltd
Individual
Free & Clear · 21 yrs held
Mailing address
440 PLN ST, MARSHFIELD, MA 02050-2748
Ownership since
2005
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
Aug 5, 2005
—
K RT
—
Deed Of Trust
related
$380,000 · Scituate Fsla
Mar 2, 2005
$1
Omega Land Mgmt Ltd
Red Berry RT
Grant Deed
—
Mar 2, 2005
$395,000
K RT
Omega Land Mgmt Ltd
Grant Deed
—
May 17, 1999
—
Berry T Red
—
Deed Of Trust
related
$150,000 · Oak Ridge RT
May 7, 1999
—
Berry T Red
—
Deed Of Trust
related
$400,000 · Lake Trevor
Jul 13, 1993
—
Peter G Saunders
—
Deed Of Trust
related
$45,000 · Madison Financial Corp
Feb 3, 1992
—
Peter G Saunders
—
Deed Of Trust
related
$50,000 · Zwi Kohorn
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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