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Property profile & analytics
OFF-MARKET
Estimated value
$865,000
Super regional malls
49 Main St, Williamsburg, MA 01096-9404
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US38-1223360
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
1850
Total area
10,104 SF
Lot
1.3 ac (56,628 SF)
Zoning code
C
APN
WILL M:010J B:0000 L:01980
UPID
US38-1223360
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
-
Williamsburg Hardware Store | Williamsburg, MA Building Supply Hardware & Home Improvement
-
Panda Garden Chinese Restaurant Restaurant
-
Elbow Room Coffee Cafe & Coffee Shop Specialty Food Shop
-
Charon Arts Tattoo & Piercing Shop
-
Williamsburg Hardware Building Supply Hardware & Home Improvement
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.02M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$865k
Owner & transaction history
Lau Family LLC · 4 yrs held
Lau Family LLC
since 2022
Last sale
$710,000
1 recorded transaction
Zoning & alternative use
C · Williamsburg, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Williamsburg submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Williamsburg 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
$1,010,000
ML approach
$1,020,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,190,000
Change: 0% · Conversion: Easy
RESTAURANT
$1,115,000
Change: 0% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,095,000
Change: 0% · Conversion: Difficult
RETAIL STORES
$995,000
Change: 0% · Conversion: Easy
Blend value · Realmo final
$865k
Range $779k – $952k · ±10% · vs last sale $710k (Mar 21 2022)
Last sale anchor
$710k
Mar 21 2022
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
$86 / 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
$12,732
Tax year 2024
Assessed value
$703,400
Assessed 2024
Previous assessed
$657,400
+7.0% YoY
Effective rate
1.81%
On assessed value
Assessed land
$76,400
Assessed improvement
$627,000
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
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Status
Off-Market
Year built
1850
Heating
HOT WATER
Cooling
YES
Stories
1
Total area
10,104 SF
Lot
1.3 ac (56,628 SF)
Zoning code
C
APN
WILL M:010J B:0000 L:01980
UPID
US38-1223360
Jurisdiction
WILLIAMSBURG
Zoning & alternative use
C · Williamsburg, MA
Zoning C · permitted uses
C · Williamsburg, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Williamsburg. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$1.2M
RESTAURANT
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$1.1M
RETAIL STORES
Est. value
$995,000
COMMERCIAL (GENERAL)
RESTAURANT
AUTO REPAIR, GARAGE
RETAIL STORES
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
1850
Heating
HOT WATER
Cooling
Yes
Stories
1
Lot
1.3 ac
Current owner
From public records · entity-resolved
Lau Family LLC
Entity
Mailing address
66 SE ST, AMHERST, MA 01002-2406
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 21, 2022
$710,000
Lau Family LLC
Colonial Shoppes Williamb
Quit Claim Arm's Length For Ne States
$495,000 · Florence Bank
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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