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Property profile & analytics
OFF-MARKET
Estimated value
$665,000
Investment properties
74 Main St Ayer, MA 01432-1608
Entity Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US38-1322672
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1920
Construction
CONCRETE
Total area
870 SF
Lot
0.58 ac (25,073 SF)
Zoning code
LI
APN
AYER M:027 B:0000 L:0125
UPID
US38-1322672
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
$620k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$665k
Owner & transaction history
Lenox Management LLC · 3 yrs held
Lenox Management LLC
since 2022
Last sale
$695,000
5 recorded transactions
Zoning & alternative use
LI · Ayer, 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 Ayer submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Ayer 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
$650,000
ML approach
$620,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$665k
Range $599k – $732k · ±10% · vs last sale $695k (Aug 30 2022)
Last sale anchor
$695k
Aug 30 2022
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
$764 / 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
$650,600
Assessed 2024
Previous assessed
$394,500
+64.9% YoY
Assessed land
$155,800
Assessed improvement
$494,800
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
1920
Construction
CONCRETE
Heating
HOT WATER
Stories
2
Rooms
5
Bathrooms
1
Total area
870 SF
Lot
0.58 ac (25,073 SF)
Zoning code
LI
APN
AYER M:027 B:0000 L:0125
UPID
US38-1322672
Jurisdiction
AYER
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
LI · Ayer, MA
Zoning LI · permitted uses
LI · Ayer, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Ayer. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1920
Construction
CONCRETE
Heating
HOT WATER
Stories
2
Rooms
5
Bathrooms
1
Lot
0.58 ac
Current owner
From public records · entity-resolved
Lenox Management LLC
Entity
Free & Clear · 3 yrs held
Mailing address
112 HAYDEN RD, GROTON, MA 01450-2092
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 30, 2022
$695,000
Lenox Management LLC
Roger S Mcpadden
Quit Claim Arm's Length For Ne States
—
Aug 30, 2019
—
Roger S Mcpadden
Mcpadden,roger S
Warranty Deed
related
—
Jul 27, 2004
—
Loretta N Mcpadden
—
Deed Of Trust
related
$200,000 · N Middlesex Savings Bank
Jan 20, 1999
—
Roger S Mcpadden
—
Deed Of Trust
related
$50,000 · N Middlesex Savings Bank
Jul 22, 1994
—
Roger S Mcpadden
—
Deed Of Trust
related
$100,000 · N Middlesex Savings Bank
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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