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Property profile & analytics
OFF-MARKET
Investment properties
94 Old Westboro Rd, North Grafton, MA 01536-1902
Entity Owned
15-yr Hold
~
Est. High Equity
Property ID
US38-0050669
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1968
Construction
CONCRETE
Total area
1,636 SF
Lot
9 ac (392,040 SF)
Zoning code
R4
APN
GRAF M:0031 B:0000 L:0015.0
UPID
US38-0050669
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
Fossum Grafton Farm INC · 15 yrs held
Fossum Grafton Farm INC
since 2011
7 recorded transactions
Zoning & alternative use
R4 · North Grafton, 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 North Grafton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs North Grafton 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
$13,184
Tax year 2024
Assessed value
$921,300
Assessed 2024
Previous assessed
$855,900
+7.6% YoY
Effective rate
1.43%
On assessed value
Assessed land
$259,600
Assessed improvement
$661,700
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1968
Construction
CONCRETE
Heating
HOT WATER
Buildings
1
Stories
2
Units
1
Rooms
5
Bathrooms
2
Total area
1,636 SF
Lot
9 ac (392,040 SF)
Zoning code
R4
APN
GRAF M:0031 B:0000 L:0015.0
UPID
US38-0050669
Jurisdiction
GRAFTON
Zoning & alternative use
R4 · North Grafton, MA
Zoning R4 · permitted uses
R4 · North Grafton, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
North Grafton. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1968
Construction
CONCRETE
Heating
HOT WATER
Stories
2
Buildings
1
Units
1
Rooms
5
Bathrooms
2
Lot
9 ac
Current owner
From public records · entity-resolved
Fossum Grafton Farm INC
Entity
Mailing address
94 OLD WESTBORO RD, NORTH GRAFTON, MA 01536-1902
Ownership since
2011
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
Mar 15, 2011
$539,900
Fossum Grafton Farm INC
Barrett,thomas JR
Grant Deed
—
Jan 17, 2006
$800,000
Heidi Johnson
Charlene M Mcdonald
Deed
$520,000 · Drew Mortgage Assninc
Dec 20, 2002
$50,000
Charlene M Mcdonald
Rice,carolyn B
Grant Deed
$225,000 · Grafton Suburban Cu
Mar 27, 1998
—
Kevin Convery
—
Deed Of Trust
related
$160,350 · Bank Of America
Sep 25, 1996
$180,000
Charlene Mcdonald
Guzzetti,james R
Grant Deed
—
Sep 25, 1996
—
Kevin Convery
—
Deed Of Trust
related
$162,000 · Fleet Mortgage Corp
Mar 16, 1990
$50,000
James Guzzetti
Guzzetti,james
Grant Deed
related
$150,000 · Grafton Suburban Cu
Jul 10, 1987
—
James J Guzzetti
—
Deed Of Trust
related
$85,000 · Grafton Suburban Cu
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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