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Property profile & analytics
OFF-MARKET
Estimated value
$13,175,000
Super regional malls
86 Orch Hl Park Dr, Leominster, MA 01453-7020
Entity Owned
22-yr Hold
~
Est. High Equity
Property ID
US38-1370664
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
2005
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
125,461 SF
Lot
11.27 ac (490,921 SF)
APN
LEOM M:0386 B:0004 L:0001B
UPID
US38-1370664
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
-
Target Department Store
-
Target Optical Physician
-
Target Mobile Mobile Phone Store Electronics & Wireless Store
-
Starbucks Cafe & Coffee Shop
-
CVS Pharmacy Pharmacy
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$16.66M
Blend (final)
Blend
$13.18M
Owner & transaction history
Target Corp · 22 yrs held
Target Corp
since 2004
1 recorded transaction
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$19.7M
+24.3%
Auto repair, garage
$19.3M
+21.6%
Office building
$17.9M
+13.2%
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
NEIGHBORHOOD: SHOPPING CENTER
$15,835,000
Current use
RETAIL STORES
$19,685,000
Change: +24% · Conversion: Easy
AUTO REPAIR, GARAGE
$19,250,000
Change: +22% · Conversion: Difficult
OFFICE BUILDING
$17,930,000
Change: +13% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$15,055,000
Change: -5% · Conversion: Difficult
COMMERCIAL (GENERAL)
$14,435,000
Change: -9% · Conversion: Easy
Blend value · Realmo final
$13.18M
Range $11.86M – $14.49M · ±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
$105 / 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
$187,919
Tax year 2024
Assessed value
$12,951,000
Assessed 2024
Previous assessed
$11,075,500
+16.9% YoY
Effective rate
1.45%
On assessed value
Assessed land
$3,382,100
Assessed improvement
$9,568,900
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
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Status
Off-Market
Year built
2005
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
1
Rooms
3
Bathrooms
4
Total area
125,461 SF
Lot
11.27 ac (490,921 SF)
APN
LEOM M:0386 B:0004 L:0001B
UPID
US38-1370664
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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$15.8M
RETAIL STORES
Est. value
$19.7M
AUTO REPAIR, GARAGE
Est. value
$19.3M
OFFICE BUILDING
Est. value
$17.9M
APARTMENT HOUSE (5+ UNITS)
Est. value
$15.1M
COMMERCIAL (GENERAL)
Est. value
$14.4M
NEIGHBORHOOD: SHOPPING CENTER Current
RETAIL STORES
AUTO REPAIR, GARAGE
OFFICE BUILDING
APARTMENT HOUSE (5+ UNITS)
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
2005
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
1
Rooms
3
Bathrooms
4
Lot
11.27 ac
Current owner
From public records · entity-resolved
Target Corp
Entity
Mailing address
PO BOX 9456, MINNEAPOLIS, MN 55440-9456
Ownership since
2004
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 13, 2004
$2,750,000
Target Corp
Orchard Hill Park LLC
Grant Deed
$1,560,000 · Banknorth NA
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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