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Property profile & analytics
OFF-MARKET
Estimated value
$3,795,000
Specialty properties
60 Miles Rd, Rutland, MA 01543-1423
Entity Owned
22-yr Hold
Free & Clear
Property ID
US38-0718807
Property profile
Verified
Property type
Specialty properties
Use group
CHARITABLE ORGANIZATION
Year built
1921
Total area
25,586 SF
Lot
67.88 ac (2,956,853 SF)
APN
RUTL M:28 B:A L:26
UPID
US38-0718807
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
-
Devereux School High School
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.06M
Blend (final)
Blend
$3.80M
Owner & transaction history
Verizon Ne INC · 22 yrs held
Verizon Ne INC
since 2003
1 recorded transaction
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$4.8M
+71.3%
Retail stores
$4.0M
+42.6%
Auto repair, garage
$3.9M
+39.4%
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 Rutland submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Rutland 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
CLUBS, LODGES, PROFESSIONAL ASSOCIATIONS
$2,815,000
Current use
RESTAURANT
$4,825,000
Change: +71% · Conversion: Difficult
RETAIL STORES
$4,015,000
Change: +43% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,925,000
Change: +39% · Conversion: Difficult
OFFICE BUILDING
$3,480,000
Change: +24% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$3,230,000
Change: +15% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$3,070,000
Change: +9% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,815,000
Change: +0% · Conversion: Difficult
Blend value · Realmo final
$3.80M
Range $3.42M – $4.17M · ±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
$148 / 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
Assessed value
$14,130,200
Assessed 2024
Previous assessed
$14,477,600
-2.4% YoY
Assessed land
$653,700
Assessed improvement
$13,476,500
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
Specialty properties
Use group
CHARITABLE ORGANIZATION
Status
Off-Market
Year built
1921
Heating
HOT WATER
Cooling
YES
Buildings
9
Stories
2
Units
1
Total area
25,586 SF
Lot
67.88 ac (2,956,853 SF)
APN
RUTL M:28 B:A L:26
UPID
US38-0718807
Jurisdiction
RUTLAND
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
CLUBS, LODGES, PROFESSIONAL ASSOCIATIONS Current
Est. value
$2.8M
RESTAURANT
Est. value
$4.8M
RETAIL STORES
Est. value
$4.0M
AUTO REPAIR, GARAGE
Est. value
$3.9M
OFFICE BUILDING
Est. value
$3.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.2M
APARTMENT HOUSE (5+ UNITS)
Est. value
$3.1M
COMMERCIAL (GENERAL)
Est. value
$2.8M
CLUBS, LODGES, PROFESSIONAL ASSOCIATIONS Current
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
1921
Heating
HOT WATER
Cooling
Yes
Stories
2
Buildings
9
Units
1
Lot
67.88 ac
Current owner
From public records · entity-resolved
Verizon Ne INC
Entity
Free & Clear · 22 yrs held
Mailing address
PO BOX 219, RUTLAND, MA 01543-0219
Ownership since
2003
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
Jul 8, 2003
$1
Verizon Ne INC
Devereux,founation
Grant Deed
related
—
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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