446 Ss St Wrentham, MA 02093-1503
Individually Owned
38-yr Hold
~
Est. High Equity
Estimated value (blended)
$415k
Range $374k – $457k (±10%)
Implied cap rate
4.70%
In-place · NOI ÷ last sale
Property ID
US38-0567997
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1850
Total area
2,031 SF
Lot
1.86 ac (81,022 SF)
Zoning code
R-30
APN
WREN M:L-07 B:04 L:02
UPID
US38-0567997
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$415k
CAP Approach
CAP
$300k
Comparable Approach
Comparable
$476k
Blend (final)
Blend
$415k
Owner & transaction history
since 1988
4 recorded transactions
Zoning & alternative use
R-30 · Wrentham, MA
Zoning description
R-30 1 R-43 1 R-87 1 B-1 B-2 3 C-1 2 C-2 C-3 CRSP VZ-A VZ-B A. Residential Uses 1. Single detached dwelling Y Y Y N N N N N N 2. Double attached dwelling SP (PB) SP (PB) SP (PB) N N N N N N 3. Multiple attached dwelling…
General category
RESIDENTIAL
Top alternative use upside
Auto repair, garage
$655,000
+25.8%
Office building
$595,000
+14.6%
Retail stores
$595,000
+14.4%
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
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 12 comparables with addresses
4 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$415k
Value range
$374k – $457k
±10% around blend
Estimated value / SF
$204 / SF
Confidence
High
12 county-verified comps
Property data
75
Market benchmarks
33
Comparable evidence
100
$374k
blend $415k
$457k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
2,031 SF
Lot area
1.86 ac
Year built
1850
Stories
3
APN
WREN M:L-07 B:04 L:02
Assessed value
$746,800
3
Income approach: direct capitalization
Partial preview
Income approach indication
$300k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$325k
@ 6.5% CAP return
$300k
@ 7% CAP return
$280k
4
Sales comparison
Partial preview
Sales approach indication
$433k
Weighted, 12 comps · high confidence
Evidence
12 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
3.5 mi away · 2,594 SF
6.7 mi away · 2,148 SF
7.7 mi away · 2,356 SF
7.8 mi away · 2,400 SF
8.0 mi away · 1,895 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$415k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 340 sales
$256
-20%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $204/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Auto Repair, Garage
Gross theoretical uplift
+26%
vs current-use indication
Office Building
Retail Stores
Commercial (general) · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
Not available
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
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 · 12 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
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Overview
Implied cap rate
4.70%
Implied, in-place cap rate for this investment properties
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 4.70%
9.0%
NOI (est.)
$52k *
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$1.11M
Move the market yield to see immediate price impact.
Value / SF
$548
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
4.20%4.70%5.20%
$47k
$1.12M
$1.00M
$905k
$52k
$1.24M
$1.11M
$1.01M
$58k
$1.37M
$1.22M
$1.11M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
12 found
High confidence · county-verified
Closest comparable
$550k
1.9 mi · Jan 2026 · $218/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Assessed value
$746,800
Assessed 2024
Previous assessed
$652,500
+14.5% YoY
Assessed land
$241,200
Assessed improvement
$505,600
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1850
Heating
STEAM
Buildings
2
Stories
3
Units
1
Rooms
6
Bathrooms
1
Total area
2,031 SF
Lot
1.86 ac (81,022 SF)
Zoning code
R-30
APN
WREN M:L-07 B:04 L:02
UPID
US38-0567997
Jurisdiction
WRENTHAM
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
R-30 · Wrentham, MAZoning R-30 · permitted uses
R-30 · Wrentham, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
R-30 1 R-43 1 R-87 1 B-1 B-2 3 C-1 2 C-2 C-3 CRSP VZ-A VZ-B A. Residential Uses 1. Single detached dwelling Y Y Y N N N N N N 2. Double attached dwelling SP (PB) SP (PB) SP (PB) N N N N N N 3. Multiple attached dwelling…
General category
RESIDENTIAL
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
1850
Heating
STEAM
Stories
3
Buildings
2
Units
1
Rooms
6
Bathrooms
1
Lot
1.86 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
R-30
RESIDENTIAL
Jurisdiction
Wrentham, MA
Recorded code
R-30
Official district
R-30
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for R-30 in Wrentham, MA.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
3 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
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
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
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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