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Property profile & analytics
OFF-MARKET
Estimated value
$865,000
Specialty properties
7 Charlesview Rd, Hopedale, MA 01747-1562
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US38-1752524
Property profile
Verified
Property type
Specialty properties
Use group
CHARITABLE ORGANIZATION
Year built
2001
Construction
FRAME
Total area
6,150 SF
Lot
0.92 ac (40,088 SF)
Zoning code
C
APN
HOPE M:0024 B:0041 L:0
UPID
US38-1752524
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
-
Horace Mann Educational Associates Charitable Organization Social Service Agency
-
Seven Hills Foundation Charitable Organization
-
Hopedale Aspire Adult Day Care
-
Seven Hills Foundation, Aspire program Charitable Organization Social Service Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$880k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$624k
Blend (final)
Blend
$865k
Owner & transaction history
Seven Hills Aspire INC · 4 yrs held
Seven Hills Aspire INC
since 2021
Last sale
$862,500
4 recorded transactions
Zoning & alternative use
C · Hopedale, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.2M
+71.3%
Retail stores
$965,000
+42.6%
Auto repair, garage
$945,000
+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 Hopedale submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Hopedale 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
$850,000
ML approach
$880,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
CLUBS, LODGES, PROFESSIONAL ASSOCIATIONS
$675,000
Current use
RESTAURANT
$1,160,000
Change: +71% · Conversion: Difficult
RETAIL STORES
$965,000
Change: +43% · Conversion: Difficult
AUTO REPAIR, GARAGE
$945,000
Change: +39% · Conversion: Difficult
OFFICE BUILDING
$835,000
Change: +24% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$775,000
Change: +15% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$740,000
Change: +9% · Conversion: Difficult
COMMERCIAL (GENERAL)
$675,000
Change: +0% · Conversion: Difficult
Blend value · Realmo final
$865k
Range $779k – $952k · ±10% · vs last sale $863k (Nov 12 2021)
Last sale anchor
$863k
Nov 12 2021
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
$141 / 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 2022Property tax & assessments
Tax year 2022
Tax billed
$23,251
Tax year 2022
Assessed value
$883,400
Assessed 2024
Previous assessed
$883,400
+0.0% YoY
Effective rate
2.63%
On assessed value
Assessed land
$236,200
Assessed improvement
$647,200
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
2001
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
3
Bathrooms
4
Total area
6,150 SF
Lot
0.92 ac (40,088 SF)
Zoning code
C
APN
HOPE M:0024 B:0041 L:0
UPID
US38-1752524
Jurisdiction
HOPEDALE
Zoning & alternative use
C · Hopedale, MA
Zoning C · permitted uses
C · Hopedale, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Hopedale. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
CLUBS, LODGES, PROFESSIONAL ASSOCIATIONS Current
Est. value
$675,000
RESTAURANT
Est. value
$1.2M
RETAIL STORES
Est. value
$965,000
AUTO REPAIR, GARAGE
Est. value
$945,000
OFFICE BUILDING
Est. value
$835,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$775,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$740,000
COMMERCIAL (GENERAL)
Est. value
$675,000
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
2001
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
3
Bathrooms
4
Lot
0.92 ac
Current owner
From public records · entity-resolved
Seven Hills Aspire INC
Entity
Mailing address
81 HOPE AVE, WORCESTER, MA 01603-2212
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 26, 2023
—
Seven Hills Aspire INC
—
Deed
related
$3,720,000 · Td Bank NA
Nov 12, 2021
$862,500
Seven Hills Aspire INC
Charlesview Place INC
Quit Claim Arm's Length For Ne States
—
Oct 11, 2007
—
Charlesview Place INC
—
Deed Of Trust
related
$600,000 · Medway Capital Bank
Apr 10, 2002
—
Charlesview Place INC
—
Deed Of Trust
related
$392,000 · Milford Fsla
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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