63 French King Hwy Erving, MA 01344-4461
Individually Owned
~
Est. High Equity
Estimated value (blended)
$620k
Range $558k – $682k (±10%)
Property ID
US38-0775869
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2013
Construction
FRAME
Total area
4,140 SF
Lot
0.86 ac (37,505 SF)
Zoning code
CV
APN
ERVI M:004 B:004 L:001
UPID
US38-0775869
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Cafe & Coffee Shop
-
Grocery & Convenience Store
-
Post Office Logistics Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$593k
Blend (final)
Blend
$620k
Owner & transaction history
since 2025
4 recorded transactions
Zoning & alternative use
CV · Erving, MA
Zoning description
lanning Board. BA - The use may be permitted if a special permit is granted by the Zoning Board of Appeals. SB - The use may be permitted if a special permit is granted by the Select Board. USE A. RESIDENTIAL USES RR VR…
General category
UNKNOWN
Top alternative use upside
Auto repair, garage
$470,000
+9.1%
Office building
$455,000
+5.1%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
3 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$620k
Value range
$558k – $682k
±10% around blend
Estimated value / SF
$150 / SF
Confidence
Property data
88
Market benchmarks
33
Comparable evidence
60
$558k
blend $620k
$682k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
4,140 SF
Lot area
0.86 ac
Year built
2013
Stories
1
APN
ERVI M:004 B:004 L:001
Assessed value
$827,900
Annual tax
$12,700
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$593k
Range $242k – $593k
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$620k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 35 sales
$104
+44%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $150/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Auto Repair, Garage
Gross theoretical uplift
+9%
vs current-use indication
Office Building
Retail Stores · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$828k
Move the market yield to see immediate price impact.
Value / SF
$200
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$52k
$1.04M
$745k
$580k
$58k
$1.16M
$828k
$644k
$64k
$1.27M
$911k
$708k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$12,700
Tax year 2024
Assessed value
$827,900
Assessed 2024
Previous assessed
$766,400
+8.0% YoY
Effective rate
1.53%
On assessed value
Assessed land
$81,900
Assessed improvement
$746,000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
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
2013
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
2
Bathrooms
2
Total area
4,140 SF
Lot
0.86 ac (37,505 SF)
Zoning code
CV
APN
ERVI M:004 B:004 L:001
UPID
US38-0775869
Jurisdiction
ERVING
Zoning & alternative use
CV · Erving, MAZoning CV · permitted uses
CV · Erving, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
lanning Board. BA - The use may be permitted if a special permit is granted by the Zoning Board of Appeals. SB - The use may be permitted if a special permit is granted by the Select Board. USE A. RESIDENTIAL USES RR VR…
General category
UNKNOWN
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
2013
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
2
Bathrooms
2
Lot
0.86 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
CV
UNKNOWN
Jurisdiction
Erving, MA
Recorded code
CV
Official district
CV
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for CV in Erving, MA.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
Official documentVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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