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Property profile & analytics
OFF-MARKET
Estimated value
$1,045,000
Specialty properties
88 Bancroft St, Auburn, MA 01501-2452
Individually Owned
32-yr Hold
Free & Clear
Property ID
US38-1066326
Property profile
Verified
Property type
Specialty properties
Use group
CHARITABLE ORGANIZATION
Year built
2021
Construction
FRAME
Total area
7,785 SF
Lot
1.7 ac (74,052 SF)
APN
AUBU M:0034 L:0011
UPID
US38-1066326
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
-
Jp's Twisted Bbq Restaurant
-
Chester P Tuttle Post 279 Advocacy Group Social Service Agency
-
American Legion Advocacy Group Social Service Agency
-
Tiny Tim's at the Tuttle Post Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.15M
Blend (final)
Blend
$1.05M
Owner & transaction history
Chester Tuttle Post279 · 32 yrs held
Chester Tuttle Post279
since 1994
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.5M
+71.3%
Retail stores
$1.2M
+42.6%
Auto repair, garage
$1.2M
+39.4%
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 Auburn submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Auburn 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
CLUBS, LODGES, PROFESSIONAL ASSOCIATIONS
$855,000
Current use
RESTAURANT
$1,470,000
Change: +71% · Conversion: Difficult
RETAIL STORES
$1,220,000
Change: +43% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,195,000
Change: +39% · Conversion: Difficult
OFFICE BUILDING
$1,060,000
Change: +24% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$985,000
Change: +15% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$935,000
Change: +9% · Conversion: Difficult
COMMERCIAL (GENERAL)
$855,000
Change: +0% · Conversion: Difficult
Blend value · Realmo final
$1.05M
Range $941k – $1.15M · ±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
$134 / 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 2019Property tax & assessments
Tax year 2019
Tax billed
$11,313
Tax year 2019
Assessed value
$1,625,100
Assessed 2024
Previous assessed
$1,582,000
+2.7% YoY
Effective rate
0.70%
On assessed value
Assessed land
$206,800
Assessed improvement
$1,418,300
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
Specialty properties
Use group
CHARITABLE ORGANIZATION
Status
Off-Market
Year built
2021
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
1
Total area
7,785 SF
Lot
1.7 ac (74,052 SF)
APN
AUBU M:0034 L:0011
UPID
US38-1066326
Jurisdiction
AUBURN
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
CLUBS, LODGES, PROFESSIONAL ASSOCIATIONS Current
Est. value
$855,000
RESTAURANT
Est. value
$1.5M
RETAIL STORES
Est. value
$1.2M
AUTO REPAIR, GARAGE
Est. value
$1.2M
OFFICE BUILDING
Est. value
$1.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$985,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$935,000
COMMERCIAL (GENERAL)
Est. value
$855,000
CLUBS, LODGES, PROFESSIONAL ASSOCIATIONS Current
RESTAURANT
RETAIL STORES
AUTO REPAIR, GARAGE
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
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
2021
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
1
Lot
1.7 ac
Current owner
From public records · entity-resolved
Chester Tuttle Post279
Individual
Free & Clear · 32 yrs held
Mailing address
88 BANCROFT ST, AUBURN, MA 01501-2452
Ownership since
1994
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 16, 2024
—
Chester P Tuttle Post
—
Deed
related
$892,500 · Webster First Federal Credit Union
Mar 23, 2021
—
Chester P Tuttle Post 279
—
Deed
related
$700,000 · Webster First Federal Credit Union
Jun 14, 1994
$650,000
Chester Tuttle Post279
Lakeside Realty Co
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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