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Property profile & analytics
OFF-MARKET
Estimated value
$585,000
Office buildings
8 Hayward St Attleboro, MA 02703-2113
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US38-0066625
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1965
Construction
FRAME
Total area
2,540 SF
Lot
0.32 ac (14,025 SF)
Zoning code
CB
APN
ATTL M:31 L:163
UPID
US38-0066625
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
$685k
Comparable Approach
Comparable
$495k
Blend (final)
Blend
$585k
Owner & transaction history
Necpad Real Estate LLC · 1 yrs held
Necpad Real Estate LLC
since 2025
2 recorded transactions
Zoning & alternative use
CB · Attleboro, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The CB zoning district is established to accommodate a wide variety of commercial uses as well as mixed–use and residential uses, which will result in an intensive use of the City’s central business district.
Zone name
Central Business
General category
COMMERCIAL
Zone area
278.10 ac
Source
Realmo
Top alternative use upside
Commercial (general)
$505,000
+29.8%
Auto repair, garage
$450,000
+16.5%
Retail stores
$415,000
+7.4%
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 Attleboro submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Attleboro 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%
$740,000
6.5%
$685,000
7%
$635,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$390,000
Current use
COMMERCIAL (GENERAL)
$505,000
Change: +30% · Conversion: Easy
AUTO REPAIR, GARAGE
$450,000
Change: +16% · Conversion: Difficult
RETAIL STORES
$415,000
Change: +7% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$390,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$585k
Range $527k – $644k · ±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
$230 / 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
$6,673
Tax year 2024
Assessed value
$347,200
Assessed 2024
Previous assessed
$347,200
+0.0% YoY
Effective rate
1.92%
On assessed value
Assessed land
$157,100
Assessed improvement
$190,100
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1965
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
1
Total area
2,540 SF
Lot
0.32 ac (14,025 SF)
Zoning code
CB
APN
ATTL M:31 L:163
UPID
US38-0066625
Jurisdiction
ATTLEBORO
Zoning & alternative use
CB · Attleboro, MAZoning CB · permitted uses
CB · Attleboro, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The CB zoning district is established to accommodate a wide variety of commercial uses as well as mixed–use and residential uses, which will result in an intensive use of the City’s central business district.
Zone name
Central Business
General category
COMMERCIAL
Zone area
278.10 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$390,000
COMMERCIAL (GENERAL)
Est. value
$505,000
AUTO REPAIR, GARAGE
Est. value
$450,000
RETAIL STORES
Est. value
$415,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$390,000
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
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
1965
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
1
Lot
0.32 ac
Current owner
From public records · entity-resolved
Necpad Real Estate LLC
Entity
Mailing address
8 HAYWARD ST, ATTLEBORO, MA 02703-2113
Mailing matches property
Yes
Owner-occupied
Yes
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 31, 2025
$685,000
Necpad Real Estate LLC
Manufacturing Jewelers &
Deed
$548,000 · Baycoast Bank
May 29, 2007
$1
Muriel D Lee Ret
Lee,john P
Grant Deed
—
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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