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Property profile & analytics
OFF-MARKET
Retail space
9 Main St, Leicester, MA 01524-1434
Individually Owned
8-yr Hold
~
Est. High Equity
Property ID
US38-0252455
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1987
Construction
FRAME
Total area
1,260 SF
Lot
0.18 ac (7,841 SF)
Zoning code
B
APN
LEIC M:20C B:0000A25 L:0
UPID
US38-0252455
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
-
Duckman’s Pools LLC General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Richard Boulette · 8 yrs held
Richard Boulette
since 2017
7 recorded transactions
Zoning & alternative use
B · Leicester, 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 Leicester submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Leicester 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$2,839
Tax year 2024
Assessed value
$226,200
Assessed 2024
Previous assessed
$224,000
+1.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$129,500
Assessed improvement
$96,700
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
1987
Construction
FRAME
Heating
FORCED AIR
Buildings
1
Stories
1
Units
1
Bathrooms
1
Total area
1,260 SF
Lot
0.18 ac (7,841 SF)
Zoning code
B
APN
LEIC M:20C B:0000A25 L:0
UPID
US38-0252455
Jurisdiction
LEICESTER
Zoning & alternative use
B · Leicester, MA
Zoning B · permitted uses
B · Leicester, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Leicester. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1987
Construction
FRAME
Heating
FORCED AIR
Stories
1
Buildings
1
Units
1
Bathrooms
1
Lot
0.18 ac
Current owner
From public records · entity-resolved
Richard Boulette
Individual
Mailing address
50 BREAKNECK RD, STURBRIDGE, MA 01566-1130
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 7, 2017
$100,000
Richard Boulette
Jones,allyn H
Quit Claim Deed
$100,000 · Allyn H Jones
Dec 2, 2014
$65,000
Allyn H Jones
Home Land Dev LLC
Quit Claim Deed
—
Sep 15, 2010
$125,000
Home&land Dev LLC
Jones,allyn H
Grant Deed
$62,500 · Allyn H Jones
Oct 6, 2008
$55,000
Allyn H Jones
Dube,luke M
Grant Deed
—
Jun 29, 2004
$55,000
Luke M Dube
Jones,allyn H
Grant Deed
—
Oct 21, 2003
$55,000
Allyn H Jones
Dube,cheryl A
Grant Deed
—
Nov 19, 1987
$60,000
Luke M Dube
Irish,j Forrest JR
Grant Deed
$22,950 · Zenon Grzybowski
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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