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Property profile & analytics
OFF-MARKET
Estimated value
$2,220,000
Retail space
565 Rounseville Rd, Rochester, MA 02770-2020
Trust Owned
6-yr Hold
Free & Clear
Property ID
US38-0807089
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1990
Construction
FRAME
Total area
18,028 SF
Lot
2.85 ac (124,320 SF)
Zoning code
LC
APN
ROCH M:30 L:25-D
UPID
US38-0807089
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
-
Countryside Child Care Daycare Center
-
Beaulieu Matthew H Law Firm
-
the Hair & Body Solution Hair Salon
-
Friends Market at Plumb Corner Grocery & Convenience Store Food Market
-
Barros Joaquim C CPA Accounting Firm Tax Preparation
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.56M
Blend (final)
Blend
$2.22M
Owner & transaction history
Leka,rounseville Trust · 6 yrs held
Leka,rounseville Trust
since 2019
2 recorded transactions
Zoning & alternative use
LC · Rochester, 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 Rochester submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Rochester 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
$3,640,000
Change: -3% · Conversion: Easy
COMMERCIAL (GENERAL)
$3,285,000
Change: -12% · Conversion: Easy
Blend value · Realmo final
$2.22M
Range $2.00M – $2.44M · ±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
$123 / 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
$25,016
Tax year 2024
Assessed value
$2,261,800
Assessed 2024
Previous assessed
$2,185,500
+3.5% YoY
Effective rate
1.11%
On assessed value
Assessed land
$775,800
Assessed improvement
$1,486,000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1990
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Total area
18,028 SF
Lot
2.85 ac (124,320 SF)
Zoning code
LC
APN
ROCH M:30 L:25-D
UPID
US38-0807089
Jurisdiction
ROCHESTER
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
LC · Rochester, MA
Zoning LC · permitted uses
LC · Rochester, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Rochester. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING
Est. value
$3.6M
COMMERCIAL (GENERAL)
Est. value
$3.3M
OFFICE BUILDING
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
1990
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Lot
2.85 ac
Current owner
From public records · entity-resolved
Leka,rounseville Trust
Trust
Free & Clear · 6 yrs held
Mailing address
79 WALPOLE ST, DOVER, MA 02030-2555
Ownership since
2019
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
Dec 19, 2019
—
Leka,rounseville Trust
Sophia Giannaros-darras
Quit Claim Deed
related
—
Jun 19, 2015
$1,500,000
Sophia G Darras
Plumb Corner Assos LP
Quit Claim 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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