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Property profile & analytics
OFF-MARKET
Estimated value
$260,000
Auto shops
89 12th State St Palmer, MA 01069-9635
Individually Owned
Free & Clear
Property ID
US38-2224649
Property profile
Verified
Property type
Auto shops
Use group
AUTO REPAIR, GARAGE
Year built
1947
Construction
FRAME
Total area
4,436 SF
Lot
2.59 ac (112,820 SF)
Zoning code
TR
APN
PALM M:87 B:51
UPID
US38-2224649
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
$260k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$260k
Owner & transaction history
KEVIN N COMSTOCK
KEVIN N COMSTOCK
Zoning & alternative use
TR · Palmer, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
ial zones. [Amended 5-14-2001 ATM by Art. 29] The full names and abbreviations of the residential zones are listed below. Full Name Abbreviation Rural Residential/Agricultural RR Suburban Residential SR Town Residential TR § 171-45 Other zoning regulations. The regulations in this chapter state the allowed uses and development standards for the base zones. S…
Zone name
Town Residential
General category
RESIDENTIAL
Zone area
1,253.86 ac
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 Palmer submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Palmer 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
$260,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$260k
Range $234k – $286k · ±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
$59 / 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
$3,280
Tax year 2024
Assessed value
$169,000
Assessed 2024
Previous assessed
$162,600
+3.9% YoY
Effective rate
1.94%
On assessed value
Assessed land
$94,800
Assessed improvement
$74,200
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
Auto shops
Use group
AUTO REPAIR, GARAGE
Status
Off-Market
Year built
1947
Construction
FRAME
Heating
GRAVITY
Buildings
1
Stories
1
Bathrooms
3
Total area
4,436 SF
Lot
2.59 ac (112,820 SF)
Zoning code
TR
APN
PALM M:87 B:51
UPID
US38-2224649
Jurisdiction
PALMER
Zoning & alternative use
TR · Palmer, MAZoning TR · permitted uses
TR · Palmer, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
ial zones. [Amended 5-14-2001 ATM by Art. 29] The full names and abbreviations of the residential zones are listed below. Full Name Abbreviation Rural Residential/Agricultural RR Suburban Residential SR Town Residential TR § 171-45 Other zoning regulations. The regulations in this chapter state the allowed uses and development standards for the base zones. Sites with overlay zones are subject to additional regulations. The Official Zoning
Zone name
Town Residential
General category
RESIDENTIAL
Zone area
1,253.86 ac
Building & site characteristics
From public records
Year built
1947
Construction
FRAME
Heating
GRAVITY
Stories
1
Buildings
1
Bathrooms
3
Lot
2.59 ac
Current owner
From public records · entity-resolved
KEVIN N COMSTOCK
Individual
Free & Clear · 0 yrs held
Mailing address
PO BOX 1269, THORNDIKE, MA 01079
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
No recorded transactions
No recorded transactions found for this property.
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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