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Property profile & analytics
OFF-MARKET
Parking lots & garages
80 Pleasant St Gardner, MA 01440
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US38-0667492
Property profile
Verified
Property type
Parking lots & garages
Use group
PARKING LOT
Year built
1900
Total area
1,447 SF
Lot
0.17 ac (7,367 SF)
APN
GARD M:M22 B:10 L:14
UPID
US38-0667492
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
M3s LLC · 8 yrs held
M3s LLC
since 2018
6 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
$1,153
Tax year 2024
Assessed value
$76,900
Assessed 2024
Previous assessed
$76,900
+0.0% YoY
Effective rate
1.50%
On assessed value
Assessed land
$60,900
Assessed improvement
$16,000
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
Parking lots & garages
Use group
PARKING LOT
Status
Off-Market
Year built
1900
Heating
HOT WATER
Buildings
1
Stories
1
Rooms
7
Bathrooms
1
Total area
1,447 SF
Lot
0.17 ac (7,367 SF)
APN
GARD M:M22 B:10 L:14
UPID
US38-0667492
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
1900
Heating
HOT WATER
Stories
1
Buildings
1
Rooms
7
Bathrooms
1
Lot
0.17 ac
Current owner
From public records · entity-resolved
M3s LLC
Entity
Mailing address
9 LEOMINSTER CONNECTOR, LEOMINSTER, MA 01453-3791
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 5, 2018
$300,000
M3s LLC
Farrow,michael J
Quit Claim Deed
—
Oct 24, 2017
—
Audrey Caraba
—
Deed
related
$5,000 · Gardner City Of
Jan 28, 2013
—
Audrey Carabba
—
Deed Of Trust
related
$4,900 · Gardner Community Dev
Jul 12, 2004
—
Audrey Carabba
—
Deed Of Trust
related
$65,000 · Principal Residential Mtg INC
Jun 10, 2004
$1
Audrey Carabba
Army,lawrence F
Grant Deed
related
—
May 5, 1995
$58,000
James Palisin
Kirouac,gloria
Grant Deed
$56,851 · Norwest Mortgage INC
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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