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Property profile & analytics
OFF-MARKET
Estimated value
$700,000
Turn key restaurants
66 Main St, Upton, MA 01568-1510
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US38-0195055
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1940
Construction
FRAME
Total area
3,436 SF
Lot
1.83 ac (79,715 SF)
Zoning code
6
APN
UPTO M:014 L:017
UPID
US38-0195055
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
$700k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$530k
Blend (final)
Blend
$700k
Owner & transaction history
Red Rock Realty LLC · 2 yrs held
Red Rock Realty LLC
since 2024
Last sale
$700,000
7 recorded transactions
Zoning & alternative use
6 · Upton, 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 Upton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Upton 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
$700,000
ML approach
$700,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$650,000
Current use
RETAIL STORES
$540,000
Change: -17% · Conversion: Easy
AUTO REPAIR, GARAGE
$525,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$700k
Range $630k – $770k · ±10% · vs last sale $700k (Feb 2 2024)
Last sale anchor
$700k
Feb 2 2024
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
$204 / 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
$7,015
Tax year 2024
Assessed value
$512,800
Assessed 2024
Previous assessed
$466,200
+10.0% YoY
Effective rate
1.37%
On assessed value
Assessed land
$211,700
Assessed improvement
$301,100
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1940
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Rooms
3
Bathrooms
3
Total area
3,436 SF
Lot
1.83 ac (79,715 SF)
Zoning code
6
APN
UPTO M:014 L:017
UPID
US38-0195055
Jurisdiction
UPTON
Zoning & alternative use
6 · Upton, MA
Zoning 6 · permitted uses
6 · Upton, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Upton. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT Current
Est. value
$650,000
RETAIL STORES
Est. value
$540,000
AUTO REPAIR, GARAGE
Est. value
$525,000
RESTAURANT Current
RETAIL STORES
AUTO REPAIR, GARAGE
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
1940
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Rooms
3
Bathrooms
3
Lot
1.83 ac
Current owner
From public records · entity-resolved
Red Rock Realty LLC
Entity
Mailing address
66 W MAIN ST, UPTON, MA 01568-1510
Ownership since
2024
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
Feb 14, 2024
—
Red Rock Realty LLC
—
Deed
related
$289,000 · Bay Colony Development Corp
Feb 2, 2024
$700,000
Red Rock Realty LLC
Red Rock Property Dev LLC
Quit Claim Arm's Length For Ne States
$350,000 · Rockland Trust Co
Oct 14, 2010
$279,000
Red Rock Prop Dev LLC
Smith,sandra A
Grant Deed
$235,450 · Fidelity Cp Bank
Oct 14, 2010
—
Red Rock Prop Dev LLC
—
Deed Of Trust
related
$164,815 · Fidelity Cp Bank
Apr 10, 1995
$235,000
Sandra A Smith
Wildwood RT
Grant Deed
$175,000 · Zenon Grzybowski
Aug 30, 1994
$179,900
Mitchell Steinberg
Fiske,john H JR
Grant Deed
$143,920 · Cooperative Bank
Oct 31, 1990
$157,000
John H Fiske JR.
Nelms,thomas A
Grant Deed
$141,300 · Plymouth Five Cents
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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