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Property profile & analytics
OFF-MARKET
Estimated value
$520,000
Individual retail properties
445 Main St, Milford, MA 01757-2809
Entity Owned
9-yr Hold
Free & Clear
Property ID
US38-1172016
Property profile
Verified
Property type
Individual retail properties
Use group
GYM, HEALTH SPA
Year built
2017
Construction
FRAME
Total area
9,938 SF
Lot
9.18 ac (399,881 SF)
Zoning code
IB
APN
MILF M:30 B:000 L:18
UPID
US38-1172016
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
-
International ShengZhen Training Center Training Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$520k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$521k
Blend (final)
Blend
$520k
Owner & transaction history
Dhanada LLC · 9 yrs held
Dhanada LLC
since 2017
2 recorded transactions
Zoning & alternative use
IB · Milford, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$720,000
+94.7%
Apartment house (5+ units)
$625,000
+69.3%
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 Milford submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Milford 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
$520,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
GYM, HEALTH SPA
$370,000
Current use
COMMERCIAL (GENERAL)
$720,000
Change: +95% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$625,000
Change: +69% · Conversion: Difficult
Blend value · Realmo final
$520k
Range $468k – $572k · ±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
$52 / 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
$27,836
Tax year 2024
Assessed value
$1,155,500
Assessed 2024
Previous assessed
$1,155,500
+0.0% YoY
Effective rate
2.41%
On assessed value
Assessed land
$517,400
Assessed improvement
$638,100
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
Individual retail properties
Use group
GYM, HEALTH SPA
Status
Off-Market
Year built
2017
Construction
FRAME
Heating
HOT WATER
Cooling
YES
Buildings
1
Stories
2
Units
1
Rooms
5
Bathrooms
7
Total area
9,938 SF
Lot
9.18 ac (399,881 SF)
Zoning code
IB
APN
MILF M:30 B:000 L:18
UPID
US38-1172016
Jurisdiction
MILFORD
Zoning & alternative use
IB · Milford, MA
Zoning IB · permitted uses
IB · Milford, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Milford. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
GYM, HEALTH SPA Current
Est. value
$370,000
COMMERCIAL (GENERAL)
Est. value
$720,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$625,000
GYM, HEALTH SPA Current
COMMERCIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
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
2017
Construction
FRAME
Heating
HOT WATER
Cooling
Yes
Stories
2
Buildings
1
Units
1
Rooms
5
Bathrooms
7
Lot
9.18 ac
Current owner
From public records · entity-resolved
Dhanada LLC
Entity
Free & Clear · 9 yrs held
Mailing address
445 E MAIN ST, MILFORD, MA 01757-2809
Ownership since
2017
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
Apr 11, 2017
$440,000
Dhanada LLC
Ledge End Realty Trust 2
Quit Claim Deed
—
Nov 12, 2010
$1
Emidio Joseph Dicarlo
Dicarlo,e Joseph Tr
Grant Deed
—
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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