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Property profile & analytics
OFF-MARKET
Retail space
90 Worcester Providence Tpke Sutton, MA 01590-2504
Individually Owned
28-yr Hold
~
Est. High Equity
Property ID
US38-0484917
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1975
Construction
STEEL FRAME
Total area
2,000 SF
Lot
0.92 ac (40,023 SF)
Zoning code
B2
APN
SUTT M:0010 P:138
UPID
US38-0484917
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
90 Worc Prov Tpke Rlty · 28 yrs held
90 Worc Prov Tpke Rlty
since 1998
3 recorded transactions
Zoning & alternative use
B2 · Sutton, 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 Sutton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sutton 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
$4,064
Tax year 2024
Assessed value
$320,500
Assessed 2024
Previous assessed
$320,500
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$216,900
Assessed improvement
$103,600
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1975
Construction
STEEL FRAME
Heating
NONE
Buildings
1
Stories
1
Units
1
Bathrooms
1
Total area
2,000 SF
Lot
0.92 ac (40,023 SF)
Zoning code
B2
APN
SUTT M:0010 P:138
UPID
US38-0484917
Jurisdiction
SUTTON
Zoning & alternative use
B2 · Sutton, MA
Zoning B2 · permitted uses
B2 · Sutton, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Sutton. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1975
Construction
STEEL FRAME
Heating
NONE
Stories
1
Buildings
1
Units
1
Bathrooms
1
Lot
0.92 ac
Current owner
From public records · entity-resolved
90 Worc Prov Tpke Rlty
Individual
Mailing address
100 PEARL ST, BRIDGEWATER, MA 02324-1629
Ownership since
1998
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 16, 2019
—
90 Worcester Prov Tpke RT
—
Deed
related
$1,500,000 · Walpole Cooperative Bank
Dec 24, 2009
—
Worcester-providence Tpke
—
Deed Of Trust
related
$6,626,500 · Walpole Coop Bank
Apr 1, 1998
$225,000
90 Worc Prov Tpke Rlty
Cote,robert E
Grant Deed
$95,237 · Union Federal 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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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