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Property profile & analytics
OFF-MARKET
Estimated value
$1,980,000
Manufacturing properties
90 Cherry St, Hudson, MA 01749-2977
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US38-1638369
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1906
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
15,548 SF
Lot
2.8 ac (121,968 SF)
Zoning code
M4
APN
HUDS M:0030 B:0000 L:0067
UPID
US38-1638369
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
-
The Fitness Asylum - Hudson Gym & Fitness Center
-
Downing Electric General Contractor
-
Assabet River Bicycles (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.84M
CAP Approach
CAP
$2.55M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.98M
Owner & transaction history
Rail Trail LLC · 2 yrs held
Rail Trail LLC
since 2023
Last sale
$2.1M
7 recorded transactions
Zoning & alternative use
M4 · Hudson, 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 Hudson submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Hudson 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
$1,880,000
ML approach
$1,835,000
CAP Approach
CAP Return
Estimation
6%
$2,755,000
6.5%
$2,545,000
7%
$2,365,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$1,705,000
Current use
Blend value · Realmo final
$1.98M
Range $1.78M – $2.18M · ±10% · vs last sale $2.10M (Jul 24 2023)
Last sale anchor
$2.10M
Jul 24 2023
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
$127 / 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
$23,865
Tax year 2024
Assessed value
$867,800
Assessed 2024
Previous assessed
$867,800
+0.0% YoY
Effective rate
2.75%
On assessed value
Assessed land
$208,500
Assessed improvement
$659,300
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1906
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HOT WATER
Buildings
1
Stories
1
Units
1
Total area
15,548 SF
Lot
2.8 ac (121,968 SF)
Zoning code
M4
APN
HUDS M:0030 B:0000 L:0067
UPID
US38-1638369
Jurisdiction
HUDSON
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
M4 · Hudson, MA
Zoning M4 · permitted uses
M4 · Hudson, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Hudson. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$1.7M
INDUSTRIAL (GENERAL) Current
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
1906
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HOT WATER
Stories
1
Buildings
1
Units
1
Lot
2.8 ac
Current owner
From public records · entity-resolved
Rail Trail LLC
Entity
Mailing address
90 CHERRY ST, HUDSON, MA 01749-2977
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2023
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
Jul 24, 2023
$2,100,000
Rail Trail LLC
James E Downing
Quit Claim Arm's Length For Ne States
$1,680,000 · Berkshire Bank
May 10, 2023
—
James E Downing
90 Cherry Street LLC
Quit Claim Deed
related
—
Jun 26, 2019
—
90 Cherry Street LLC
—
Deed
related
$395,000 · Avidia Bk
Feb 9, 2016
$725,000
90 Cherry Street LLC
Watson Ventures LLC
Quit Claim Arm's Length For Ne States
$580,000 · Avidia Bank
Mar 10, 2014
—
Watson Ventures LLC
—
Grant Deed
related
$2,050,000 · Rockland Tr
Nov 3, 2004
$590,000
Watson Ventures LLC
I Foulds & Son INC
Grant Deed
$572,000 · Rockland Trust Co
—
—
90 Cherry Street LLC
—
Deed Of Trust
related
$395,000 · Avidia Bk
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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