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Property profile & analytics
OFF-MARKET
Individual retail properties
74 Victoria St Gardner, MA 01440-4701
Entity Owned
12-yr Hold
~
Est. High Equity
Property ID
US38-0227605
Property profile
Verified
Property type
Individual retail properties
Use group
GYM, HEALTH SPA
Year built
2014
Construction
STEEL FRAME
Total area
13,548 SF
Lot
1.14 ac (49,658 SF)
APN
GARD M:R17 B:9 L:8
UPID
US38-0227605
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
-
Planet Fitness Gym & Fitness Center
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
Providence&worc Rr Co · 12 yrs held
Providence&worc Rr Co
since 2013
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 Gardner submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Gardner 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
$15,266
Tax year 2024
Assessed value
$1,018,400
Assessed 2024
Previous assessed
$1,018,400
+0.0% YoY
Effective rate
1.50%
On assessed value
Assessed land
$109,100
Assessed improvement
$909,300
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
Individual retail properties
Use group
GYM, HEALTH SPA
Status
Off-Market
Year built
2014
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
1
Rooms
5
Bathrooms
2
Total area
13,548 SF
Lot
1.14 ac (49,658 SF)
APN
GARD M:R17 B:9 L:8
UPID
US38-0227605
Jurisdiction
GARDNER
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
2014
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
1
Rooms
5
Bathrooms
2
Lot
1.14 ac
Current owner
From public records · entity-resolved
Providence&worc Rr Co
Entity
Mailing address
PO BOX 566, GARDNER, MA 01440-0566
Ownership since
2013
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 3, 2023
—
Victory Lane Holdings LLC
—
Deed
related
$942,000 · Td Bank NA
Sep 27, 2013
—
Providence&worc Rr Co
Victory Lane Holdings LLC
Quit Claim Deed
related
$908,000 · Granite State Economic Develop
Jul 24, 2009
$199,750
Pb Mass INC
Laine & Aidan RT
One Of Committee, Strict Foreclosure, Sheriff, Or Redemption Deeds
related
—
Dec 3, 2007
$1
Laine RT
Willgen INC
Grant Deed
related
—
Nov 13, 2007
—
Laine RT
—
Deed Of Trust
related
$280,000 · Bay Colony Dev Corp
Nov 7, 2007
$1
Laine RT
Willgen INC
Grant Deed
related
—
Nov 7, 2007
—
Laine RT
—
Deed Of Trust
related
$337,500 · Flagship Bank & Trust
Nov 30, 2005
$625,000
Willgren INC
Smith Furniture Shop INC
Grant Deed
$337,500 · Mansfield Capital Bank
Nov 30, 2005
—
Willgen INC
—
Deed Of Trust
related
$270,000 · Mansfield Capital 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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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