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Property profile & analytics
OFF-MARKET
Estimated value
$7,385,000
Industrial properties
50 Shrewsbury St, Boylston, MA 01505-1702
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US38-1722279
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
1970
Construction
CONCRETE
Total area
50,078 SF
Lot
12 ac (522,874 SF)
APN
BOYL M:11 B:7
UPID
US38-1722279
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
-
Loomis Armored US Financial Advisor
-
Armored Motor Services of America Car Rental Facility
-
Coin Wrap Inc Department Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$7.36M
CAP Approach
CAP
$7.04M
Comparable Approach
Comparable
$6.17M
Blend (final)
Blend
$7.39M
Owner & transaction history
50 Shrewsbury Street LLC · 3 yrs held
50 Shrewsbury Street LLC
since 2022
Last sale
$7.6M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$9.4M
+135.6%
Retail stores
$7.9M
+96.0%
Auto repair, garage
$7.7M
+91.7%
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 Boylston submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Boylston 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
$7,335,000
ML approach
$7,360,000
CAP Approach
CAP Return
Estimation
6%
$7,620,000
6.5%
$7,035,000
7%
$6,530,000
Alternative Use
Use
Estimation
RESTAURANT
$9,440,000
Change: +136% · Conversion: Difficult
RETAIL STORES
$7,855,000
Change: +96% · Conversion: Moderate
AUTO REPAIR, GARAGE
$7,685,000
Change: +92% · Conversion: Easy
OFFICE BUILDING
$6,810,000
Change: +70% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$6,320,000
Change: +58% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$6,010,000
Change: +50% · Conversion: Difficult
COMMERCIAL (GENERAL)
$5,510,000
Change: +38% · Conversion: Difficult
Blend value · Realmo final
$7.39M
Range $6.65M – $8.12M · ±10% · vs last sale $7.60M (Aug 30 2022)
Last sale anchor
$7.60M
Aug 30 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
$147 / 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
$57,439
Tax year 2024
Assessed value
$4,159,200
Assessed 2024
Previous assessed
$3,306,000
+25.8% YoY
Effective rate
1.38%
On assessed value
Assessed land
$898,000
Assessed improvement
$3,261,200
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
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
Off-Market
Year built
1970
Construction
CONCRETE
Heating
HOT WATER
Cooling
YES
Buildings
1
Stories
1
Units
1
Bathrooms
8
Total area
50,078 SF
Lot
12 ac (522,874 SF)
APN
BOYL M:11 B:7
UPID
US38-1722279
Jurisdiction
BOYLSTON
Zoning & alternative use
Zoning · permitted uses
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
RESTAURANT
Est. value
$9.4M
RETAIL STORES
Est. value
$7.9M
AUTO REPAIR, GARAGE
Est. value
$7.7M
OFFICE BUILDING
Est. value
$6.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$6.3M
APARTMENT HOUSE (5+ UNITS)
Est. value
$6.0M
COMMERCIAL (GENERAL)
Est. value
$5.5M
RESTAURANT
RETAIL STORES
AUTO REPAIR, GARAGE
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
APARTMENT HOUSE (5+ UNITS)
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
1970
Construction
CONCRETE
Heating
HOT WATER
Cooling
Yes
Stories
1
Buildings
1
Units
1
Bathrooms
8
Lot
12 ac
Current owner
From public records · entity-resolved
50 Shrewsbury Street LLC
Entity
Mailing address
2 INTERNATIONAL PL #2410, BOSTON, MA 02110-4142
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
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 30, 2022
$7,600,000
50 Shrewsbury Street LLC
Platinum Shrewsbury LLC
Quit Claim Arm's Length For Ne States
$5,600,000 · Harborone Bank
Oct 26, 2016
—
Joy-ann S Deane
—
Deed
related
$363,500 · Sage Bk
Jul 2, 2008
$849,000
Blue Moon Farm LLC
Porte,david J
Grant Deed
—
Sep 2, 2003
—
David J Porte
—
Deed Of Trust
related
$150,950 · National City Bank
Nov 26, 2002
—
Platinum Shrewsbury LLC
—
Deed Of Trust
related
$3,750,000 · Ohios Natl Life Insur
Aug 20, 2002
—
David J Porte
—
Deed Of Trust
related
$104,000 · Wells Fargo Mortgage
Apr 8, 2002
$1,950,000
Platinum Shrewsbury Lc
Chacharone,james
Grant Deed
$3,750,000 · Worth Funding INC
Feb 8, 2002
$1,300,000
James Chacharone
Hudson News Co
Grant Deed
—
Oct 30, 2001
$875,000
David J Porte
Quinlan,kevin M
Grant Deed
$700,000 · Wells Fargo Mortgage
Sep 9, 1996
$339,900
Kevin M Quinlan
Lombardi,anthony JR
Grant Deed
$271,900 · Hunneman Mortgage Corp
Jan 31, 1995
—
Anthony Lombardi JR.
—
Deed Of Trust
related
$45,000 · N Middlesex Savings Bank
Sep 13, 1989
—
Anthony Lombardi JR.
—
Deed Of Trust
related
$155,000 · Baybank Harvard Trust
—
—
Joy-ann S Deane
—
Deed Of Trust
related
$363,500 · Sage Bk
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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