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Property profile & analytics
OFF-MARKET
Estimated value
$1,320,000
Retail space
86 Boston Post Rd, Sudbury, MA 01776-2404
Entity Owned
2-yr Hold
Free & Clear
Property ID
US38-0257235
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1940
Construction
FRAME
Total area
2,608 SF
Lot
0.67 ac (29,185 SF)
Zoning code
BD
APN
SUDB K-11-00011.
UPID
US38-0257235
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
$1.32M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$867k
Blend (final)
Blend
$1.32M
Owner & transaction history
Metrolube Realty LLC · 2 yrs held
Metrolube Realty LLC
since 2023
Last sale
$1.3M
2 recorded transactions
Zoning & alternative use
BD · Sudbury, MA
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 Sudbury submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sudbury 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
$1,360,000
ML approach
$1,315,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.32M
Range $1.19M – $1.45M · ±10% · vs last sale $1.30M (Dec 15 2023)
Last sale anchor
$1.30M
Dec 15 2023
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
$506 / 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
$14,268
Tax year 2024
Assessed value
$674,300
Assessed 2024
Previous assessed
$674,300
+0.0% YoY
Effective rate
2.12%
On assessed value
Assessed land
$454,000
Assessed improvement
$220,300
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1940
Construction
FRAME
Heating
FORCED AIR
Buildings
1
Stories
1
Units
2
Bathrooms
2
Total area
2,608 SF
Lot
0.67 ac (29,185 SF)
Zoning code
BD
APN
SUDB K-11-00011.
UPID
US38-0257235
Jurisdiction
SUDBURY
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
BD · Sudbury, MA
Zoning BD · permitted uses
BD · Sudbury, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Sudbury. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1940
Construction
FRAME
Heating
FORCED AIR
Stories
1
Buildings
1
Units
2
Bathrooms
2
Lot
0.67 ac
Current owner
From public records · entity-resolved
Metrolube Realty LLC
Entity
Free & Clear · 2 yrs held
Mailing address
86 BOSTON POST RD, SUDBURY, MA 01776-2404
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2023
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
Dec 15, 2023
$1,300,000
Metrolube Realty LLC
86-92 Bpr LLC
Quit Claim Arm's Length For Ne States
—
Nov 13, 2009
$300,000
86-92 Bpr LLC
86-92 Boston Post Road RT
Grant Deed
$300,000 · Salem Five Cents Savings 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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