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Property profile & analytics
OFF-MARKET
Estimated value
$670,000
Office buildings
452 Wilbur Ave, Swansea, MA 02777-2428
Individually Owned
15-yr Hold
~
Est. High Equity
Property ID
US38-1488351
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1952
Construction
FRAME
Total area
4,368 SF
Lot
0.36 ac (15,646 SF)
Zoning code
C
APN
SWAN M:052.0 B:0117 L:00000
UPID
US38-1488351
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
-
Norman, Graham & DiGangi Accounting Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$574k
Blend (final)
Blend
$670k
Owner & transaction history
Dana R Norman · 15 yrs held
Dana R Norman
since 2011
7 recorded transactions
Zoning & alternative use
C · Swansea, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.0M
+56.2%
Auto repair, garage
$775,000
+16.5%
Retail stores
$715,000
+7.4%
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 Swansea submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Swansea 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$665,000
Current use
COMMERCIAL (GENERAL)
$1,040,000
Change: +56% · Conversion: Easy
AUTO REPAIR, GARAGE
$775,000
Change: +16% · Conversion: Difficult
RETAIL STORES
$715,000
Change: +7% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$665,000
Change: 0% · Conversion: Difficult
WAREHOUSE, STORAGE
$580,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$670k
Range $603k – $737k · ±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
$153 / 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
$9,852
Tax year 2024
Assessed value
$536,000
Assessed 2024
Previous assessed
$506,900
+5.7% YoY
Effective rate
1.84%
On assessed value
Assessed land
$149,000
Assessed improvement
$387,000
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
1952
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Units
1
Total area
4,368 SF
Lot
0.36 ac (15,646 SF)
Zoning code
C
APN
SWAN M:052.0 B:0117 L:00000
UPID
US38-1488351
Jurisdiction
SWANSEA
Zoning & alternative use
C · Swansea, MA
Zoning C · permitted uses
C · Swansea, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Swansea. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$665,000
COMMERCIAL (GENERAL)
Est. value
$1.0M
AUTO REPAIR, GARAGE
Est. value
$775,000
RETAIL STORES
Est. value
$715,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$665,000
WAREHOUSE, STORAGE
Est. value
$580,000
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
WAREHOUSE, STORAGE
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
1952
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Units
1
Lot
0.36 ac
Current owner
From public records · entity-resolved
Dana R Norman
Individual
Mailing address
452 WILBUR AVE, SWANSEA, MA 02777-2428
Ownership since
2011
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
Feb 1, 2011
$1
Dana R Norman
Estrella Hilda Est
Grant Deed
—
Jan 12, 2007
$1
Wilbur Avenue Realty LLC
Norman,claudia M
Grant Deed
—
Feb 28, 2002
—
Dana R Norman
—
Deed Of Trust
related
$240,000 · Fleet National Bank
Jun 26, 1998
$134,000
Dana R Norman
Vaitses,paul S
Grant Deed
$244,000 · Bankboston Development Co LLC
Jun 26, 1998
—
Dana R Norman
—
Deed Of Trust
related
$35,000 · Zenon Grzybowski
Mar 18, 1993
—
Paul S Vaitses JR.
—
Deed Of Trust
related
$65,145 · South Shore Bank
Nov 13, 1987
$90,000
Dana R Norman
Crossroads C C Tr
Grant Deed
$236,800 · Bank Of New England
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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