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Property profile & analytics
OFF-MARKET
Estimated value
$2,355,000
Investment properties
88 Main St 98 Gardner, MA 01440-2634
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US38-1552795
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1940
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
12,559 SF
Lot
0.16 ac (6,840 SF)
APN
GARD M:M22 B:10 L:33
UPID
US38-1552795
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
$2.21M
CAP Approach
CAP
$1.75M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.36M
Owner & transaction history
Mhg 3 Fund LLC · 3 yrs held
Mhg 3 Fund LLC
since 2022
Last sale
$2.8M
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.4M
+56.4%
Retail stores
$2.0M
+30.1%
Auto repair, garage
$1.9M
+27.3%
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
Method
Estimation
Statistic approach
$2,225,000
ML approach
$2,205,000
CAP Approach
CAP Return
Estimation
6%
$1,890,000
6.5%
$1,745,000
7%
$1,620,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,515,000
Current use
RESTAURANT
$2,370,000
Change: +56% · Conversion: Difficult
RETAIL STORES
$1,970,000
Change: +30% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,925,000
Change: +27% · Conversion: Difficult
OFFICE BUILDING
$1,710,000
Change: +13% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$1,585,000
Change: +5% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$1,505,000
Change: 0% · Conversion: Moderate
Blend value · Realmo final
$2.36M
Range $2.12M – $2.59M · ±10% · vs last sale $2.80M (Aug 12 2022)
Last sale anchor
$2.80M
Aug 12 2022
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
$188 / 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
$6,456
Tax year 2024
Assessed value
$430,700
Assessed 2024
Previous assessed
$430,700
+0.0% YoY
Effective rate
1.50%
On assessed value
Assessed land
$86,700
Assessed improvement
$344,000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1940
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
STEAM
Buildings
1
Stories
2
Units
14
Bathrooms
2
Total area
12,559 SF
Lot
0.16 ac (6,840 SF)
APN
GARD M:M22 B:10 L:33
UPID
US38-1552795
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
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.5M
RESTAURANT
Est. value
$2.4M
RETAIL STORES
Est. value
$2.0M
AUTO REPAIR, GARAGE
Est. value
$1.9M
OFFICE BUILDING
Est. value
$1.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.5M
COMMERCIAL (GENERAL) Current
RESTAURANT
RETAIL STORES
AUTO REPAIR, GARAGE
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
APARTMENT HOUSE (5+ UNITS)
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
1940
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
STEAM
Stories
2
Buildings
1
Units
14
Bathrooms
2
Lot
0.16 ac
Current owner
From public records · entity-resolved
Mhg 3 Fund LLC
Entity
Mailing address
165 THORNDIKE ST #2002, LOWELL, MA 01852-3485
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 4, 2026
—
Mhg 3 Fund LLC
—
Deed
related
$824,000 · Workers FCU
Aug 12, 2022
$2,800,000
Mhg 3 Fund LLC
Millennium Hldg Group LLC
Quit Claim Arm's Length For Ne States
$4,800,000 · Jeanne D Arc Cu
May 5, 2022
$526,500
Millenium Hldg Group LLC
Deandrade RT
Deed
$394,875 · Jeanne D Arc Cu
May 2, 2008
$1
Alcira Zadroga
Deandrade,conceicao
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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