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Property profile & analytics
OFF-MARKET
Estimated value
$655,000
Office buildings
81 Merriam Ave, Leominster, MA 01453-3109
Individually Owned
13-yr Hold
Property ID
US38-0156049
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1900
Construction
FRAME
Total area
4,024 SF
Lot
0.24 ac (10,246 SF)
APN
LEOM M:0031 B:0016 L:0000
UPID
US38-0156049
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
-
Joseph Caouette Accounting Firm Tax Preparation
-
Law Office of Janie Lanza Vowles Law Firm
-
Attorney Laura Larose Law Firm
-
Timothy W. Murphy Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$610k
Blend (final)
Blend
$655k
Owner & transaction history
Sjlv RT · 13 yrs held
Sjlv RT
since 2013
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$630,000
+9.8%
Auto repair, garage
$615,000
+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 Leominster submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Leominster 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$575,000
Current use
RETAIL STORES
$630,000
Change: +10% · Conversion: Moderate
AUTO REPAIR, GARAGE
$615,000
Change: +7% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$510,000
Change: -12% · Conversion: Difficult
COMMERCIAL (GENERAL)
$465,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$655k
Range $590k – $721k · ±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
$163 / 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
$6,884
Tax year 2024
Assessed value
$474,400
Assessed 2024
Previous assessed
$474,400
+0.0% YoY
Effective rate
1.45%
On assessed value
Assessed land
$246,100
Assessed improvement
$228,300
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
1900
Construction
FRAME
Heating
STEAM
Buildings
1
Stories
2
Units
5
Rooms
13
Bathrooms
3
Total area
4,024 SF
Lot
0.24 ac (10,246 SF)
APN
LEOM M:0031 B:0016 L:0000
UPID
US38-0156049
Jurisdiction
LEOMINSTER
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$575,000
RETAIL STORES
Est. value
$630,000
AUTO REPAIR, GARAGE
Est. value
$615,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$510,000
COMMERCIAL (GENERAL)
Est. value
$465,000
OFFICE BUILDING Current
RETAIL STORES
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
COMMERCIAL (GENERAL)
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
1900
Construction
FRAME
Heating
STEAM
Stories
2
Buildings
1
Units
5
Rooms
13
Bathrooms
3
Lot
0.24 ac
Current owner
From public records · entity-resolved
Sjlv RT
Individual
Mailing address
81 MERRIAM AVE, LEOMINSTER, MA 01453-3109
Mailing matches property
Yes
Owner-occupied
Yes
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 22, 2018
—
Sjlv RT
—
Deed
related
$249,900 · Avidia Bank
May 28, 2013
$225,000
Sjlv RT
Mainville Flora B Est
Executors Deed
$242,250 · Enterprise Bank & Trust
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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