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Property profile & analytics
OFF-MARKET
Estimated value
$800,000
Commercial real estate
75-79 Reservoir St, Holden, MA 01520
Entity Owned
1-yr Hold
Free & Clear
Property ID
US38-1176880
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1970
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
5,240 SF
Lot
6.57 ac (286,114 SF)
Zoning code
C
APN
HOLD M:158 B:38
UPID
US38-1176880
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
$725k
Comparable Approach
Comparable
$897k
Blend (final)
Blend
$800k
Owner & transaction history
Caymus Vjc 1991 LLC · 1 yrs held
Caymus Vjc 1991 LLC
since 2025
7 recorded transactions
Zoning & alternative use
C · Holden, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$990,000
+71.3%
Retail stores
$820,000
+42.6%
Auto repair, garage
$805,000
+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 Holden submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Holden 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$790,000
6.5%
$725,000
7%
$675,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$575,000
Current use
RESTAURANT
$990,000
Change: +71% · Conversion: Difficult
RETAIL STORES
$820,000
Change: +43% · Conversion: Easy
AUTO REPAIR, GARAGE
$805,000
Change: +39% · Conversion: Difficult
OFFICE BUILDING
$715,000
Change: +24% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$660,000
Change: +15% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$630,000
Change: +9% · Conversion: Moderate
WAREHOUSE, STORAGE
$525,000
Change: -9% · Conversion: Difficult
Blend value · Realmo final
$800k
Range $720k – $880k · ±10%
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
$153 / 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
$20,989
Tax year 2024
Assessed value
$1,483,300
Assessed 2024
Previous assessed
$1,483,300
+0.0% YoY
Effective rate
1.42%
On assessed value
Assessed land
$98,000
Assessed improvement
$1,385,300
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
1970
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HOT WATER
Buildings
2
Stories
2
Units
4
Total area
5,240 SF
Lot
6.57 ac (286,114 SF)
Zoning code
C
APN
HOLD M:158 B:38
UPID
US38-1176880
Jurisdiction
HOLDEN
Zoning & alternative use
C · Holden, MA
Zoning C · permitted uses
C · Holden, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Holden. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$575,000
RESTAURANT
Est. value
$990,000
RETAIL STORES
Est. value
$820,000
AUTO REPAIR, GARAGE
Est. value
$805,000
OFFICE BUILDING
Est. value
$715,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$660,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$630,000
WAREHOUSE, STORAGE
Est. value
$525,000
COMMERCIAL (GENERAL) Current
RESTAURANT
RETAIL STORES
AUTO REPAIR, GARAGE
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
APARTMENT HOUSE (5+ UNITS)
WAREHOUSE, STORAGE
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
1970
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HOT WATER
Stories
2
Buildings
2
Units
4
Lot
6.57 ac
Current owner
From public records · entity-resolved
Caymus Vjc 1991 LLC
Entity
Free & Clear · 1 yrs held
Mailing address
600 CHANDLER ST, WORCESTER, MA 01602-1731
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 25, 2025
—
Caymus Vjc 1991 LLC
Valerie James
Quitclaim Deed
related
—
May 9, 2024
—
Valerie James
—
Deed
related
$335,000 · North Brookfield Savings Bank
Aug 8, 2011
—
Valerie James
—
Deed Of Trust
related
$110,000 · Bay State Savings Bank
Nov 5, 2007
—
Valerie James
—
Deed Of Trust
related
$80,000 · Webster First FCU
Nov 3, 2003
—
Valerie James
—
Deed Of Trust
related
$610,000 · Webster First FCU
Nov 13, 2000
—
Pizza Vals
—
Deed Of Trust
related
$50,000 · Webster First FCU
Jan 7, 2000
—
Pizza Vals
—
Deed Of Trust
related
$520,000 · Webster First FCU
Jul 10, 1997
$475,000
Valerie James
Avery Heights Realty
Grant Deed
$390,000 · Zenon Grzybowski
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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