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Property profile & analytics
OFF-MARKET
Estimated value
$895,000
Hotels
59 Laurelwood Rd Sterling, MA 01564-2220
Entity Owned
13-yr Hold
~
Est. High Equity
Property ID
US38-0899650
Property profile
Verified
Property type
Hotels
Use group
HOTEL-RESORT
Year built
1989
Construction
FRAME
Total area
27,472 SF
Lot
2.72 ac (118,483 SF)
APN
STER M:00065 L:00027
UPID
US38-0899650
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$590k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.20M
Blend (final)
Blend
$895k
Owner & transaction history
Tpng LLC · 13 yrs held
Tpng LLC
since 2012
7 recorded transactions
Zoning & alternative use
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 Sterling submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sterling 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
$590,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOTEL/MOTEL
$1,455,000
Current use
Blend value · Realmo final
$895k
Range $806k – $985k · ±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
$33 / 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
$26,375
Tax year 2024
Assessed value
$1,981,600
Assessed 2024
Previous assessed
$1,836,000
+7.9% YoY
Effective rate
1.33%
On assessed value
Assessed land
$345,900
Assessed improvement
$1,635,700
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Hotels
Use group
HOTEL-RESORT
Status
Off-Market
Year built
1989
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
3
Units
1
Bathrooms
29
Total area
27,472 SF
Lot
2.72 ac (118,483 SF)
APN
STER M:00065 L:00027
UPID
US38-0899650
Jurisdiction
STERLING
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
HOTEL/MOTEL Current
Est. value
$1.5M
HOTEL/MOTEL Current
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
1989
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
3
Buildings
1
Units
1
Bathrooms
29
Lot
2.72 ac
Current owner
From public records · entity-resolved
Tpng LLC
Entity
Mailing address
59 LAURELWOOD RD, STERLING, MA 01564-2220
Ownership since
2012
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
Oct 4, 2012
$1,400,000
Tpng LLC
Laurel Wood Re LLC
Grant Deed
$1,200,000 · Clinton Savings Bank
Nov 16, 2009
—
Laurelwood Re LLC
—
Deed Of Trust
related
$35,000 · Clinton Savings Bank
Sep 29, 2008
—
Laurelwood Re LLC
—
Deed Of Trust
related
$275,000 · Clinton Savings Bank
Jul 11, 2007
—
Laurelwood Re LLC
—
Deed Of Trust
related
$130,000 · Clinton Savings Bank
Oct 16, 2006
$580,043
Laurelwood Re LLC
Lancaster Inv Corp
Grant Deed
$2,765,000 · Clinton Savings Bank
Oct 16, 2006
$1
Laurelwood Re LLC
Sterling Prof Offices INC
Grant Deed
related
—
Oct 26, 1994
—
Lancaster Investment
—
Deed Of Trust
related
$385,000 · Millbury National 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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