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Property profile & analytics
OFF-MARKET
Investment properties
74 Granite St, Leominster, MA 01453-2502
Individually Owned
5-yr Hold
Property ID
US38-0165036
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1780
Total area
1,810 SF
Lot
1.31 ac (57,064 SF)
APN
LEOM M:0543 B:0004 L:0000
UPID
US38-0165036
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Neil A Zanni · 5 yrs held
Neil A Zanni
since 2020
Last sale
$181,453
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 Leominster submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Leominster 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$4,942
Tax year 2024
Assessed value
$340,600
Assessed 2024
Previous assessed
$301,800
+12.9% YoY
Effective rate
1.45%
On assessed value
Assessed land
$148,400
Assessed improvement
$192,200
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1780
Heating
HOT WATER
Buildings
1
Stories
2
Units
1
Rooms
7
Bathrooms
2
Total area
1,810 SF
Lot
1.31 ac (57,064 SF)
APN
LEOM M:0543 B:0004 L:0000
UPID
US38-0165036
Jurisdiction
LEOMINSTER
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1780
Heating
HOT WATER
Stories
2
Buildings
1
Units
1
Rooms
7
Bathrooms
2
Lot
1.31 ac
Current owner
From public records · entity-resolved
Neil A Zanni
Individual
Mailing address
74 GRANITE ST, LEOMINSTER, MA 01453-2502
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 17, 2024
—
Neil A Zanni
—
Deed
related
$100,000 · Pacific Premier Trust
Jul 16, 2020
$181,453
Neil A Zanni
Arnold Props LLC
Quit Claim Deed
$181,453 · Arnold Properties LLC
Sep 28, 2017
$179,100
Arnold Properties LLC
Deutsche Bank Natl T Co|zanni,sharon C
Foreclosure
related
—
Oct 15, 2002
—
Neil A Zanni
—
Deed Of Trust
related
$124,062 · Sovereign Bank
Jul 26, 2002
$250,000
Sharon C Zanni
Carignan,scott R
Grant Deed
$200,000 · Northside Mortgage Group
Mar 19, 2001
—
Scott R Carignan
—
Deed Of Trust
related
$154,000 · United Airlines FCU
Nov 4, 1999
—
Scott R Carignan
—
Deed Of Trust
related
$35,800 · Northside Mortgage Group
May 21, 1998
$138,000
Scott R Carignan
Carignan,jeanne C
Grant Deed
related
$112,475 · Republic Bancorp Mortgage INC
Feb 10, 1997
—
Jeanne C Carignan
—
Deed Of Trust
related
$80,000 · Workers Cu
Mar 2, 1992
—
Jeanne C Carignan
—
Deed Of Trust
related
$99,000 · Choice Mortgage
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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