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Property profile & analytics
OFF-MARKET
Estimated value
$1,385,000
Turn key restaurants
90 Auburn St, Auburn, MA 01501-2418
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US38-1825237
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
2008
Construction
STEEL FRAME
Total area
6,863 SF
Lot
0.91 ac (39,748 SF)
APN
AUBU M:0025 L:0050
UPID
US38-1825237
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
-
Yong Shing Restaurant Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.40M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.03M
Blend (final)
Blend
$1.39M
Owner & transaction history
769 Bedford Street LLC · 4 yrs held
769 Bedford Street LLC
since 2022
Last sale
$1.4M
7 recorded transactions
Zoning & alternative use
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 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
$1,350,000
ML approach
$1,395,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$1,295,000
Current use
RETAIL STORES
$1,075,000
Change: -17% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,055,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$1.39M
Range $1.25M – $1.52M · ±10% · vs last sale $1.40M (Feb 9 2022)
Last sale anchor
$1.40M
Feb 9 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
$202 / 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
$23,011
Tax year 2024
Assessed value
$1,368,900
Assessed 2024
Previous assessed
$1,358,500
+0.8% YoY
Effective rate
1.68%
On assessed value
Assessed land
$369,600
Assessed improvement
$999,300
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
2008
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
1
Total area
6,863 SF
Lot
0.91 ac (39,748 SF)
APN
AUBU M:0025 L:0050
UPID
US38-1825237
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
RESTAURANT Current
Est. value
$1.3M
RETAIL STORES
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$1.1M
RESTAURANT Current
RETAIL STORES
AUTO REPAIR, GARAGE
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
2008
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
1
Lot
0.91 ac
Current owner
From public records · entity-resolved
769 Bedford Street LLC
Entity
Mailing address
188 BELMONT ST, QUINCY, MA 02170-1413
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 9, 2022
$1,400,000
769 Bedford Street LLC
Chao Lee LLC
Quit Claim Arm's Length For Ne States
$700,000 · Eastern Bank
Feb 9, 2022
—
769 Bedford Street LLC
—
Deed
related
$578,000 · Granite State Economic Development Corp
Feb 22, 2008
—
Chao Lee LLC
—
Deed Of Trust
related
$1,440,000 · Athol Savings Bank
Feb 1, 2008
$1
Chao Lee LLC
Cannistraci LLC
Grant Deed
—
Aug 6, 2007
$595,000
Cannistraci LLC
Auburn Town Of
Grant Deed
—
Sep 15, 2003
$350,000
Auburn Town Of
Schonbeck,catherine M
Grant Deed
—
Mar 7, 2001
—
Hillary White
—
Deed Of Trust
related
$100,000 · Millbury Savings Bank
Aug 1, 1997
—
Eric T White
—
Deed Of Trust
related
$100,000 · Southbridge Savings Bank
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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