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Property profile & analytics
OFF-MARKET
Estimated value
$3,470,000
Commercial real estate
95 Armsby Rd Sutton, MA 01590-2939
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US38-0164377
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Lot
136.75 ac (5,956,830 SF)
Zoning code
R1
APN
SUTT M:0017 P:12
UPID
US38-0164377
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
-
Pleasant Valley Country Club Bar & Pub Golf Course
-
Mass Highway Association Association / Organization
-
Champions Restaurant Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.45M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.47M
Owner & transaction history
Galaxy Links LLC · 3 yrs held
Galaxy Links LLC
since 2022
Last sale
$3.5M
6 recorded transactions
Zoning & alternative use
R1 · 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
Method
Estimation
Statistic approach
$3,365,000
ML approach
$3,445,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$3.47M
Range $3.12M – $3.82M · ±10% · vs last sale $3.49M (Dec 28 2022)
Last sale anchor
$3.49M
Dec 28 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
—
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
$75,332
Tax year 2024
Assessed value
$5,844,200
Assessed 2024
Previous assessed
$5,844,200
+0.0% YoY
Effective rate
1.29%
On assessed value
Assessed land
$3,788,600
Assessed improvement
$2,055,600
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Heating
NONE
Cooling
YES
Buildings
3
Units
1
Lot
136.75 ac (5,956,830 SF)
Zoning code
R1
APN
SUTT M:0017 P:12
UPID
US38-0164377
Jurisdiction
SUTTON
Zoning & alternative use
R1 · Sutton, MA
Zoning R1 · permitted uses
R1 · 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
Heating
NONE
Cooling
Yes
Buildings
3
Units
1
Lot
136.75 ac
Current owner
From public records · entity-resolved
Galaxy Links LLC
Entity
Mailing address
37 SUTTON RD #1, WEBSTER, MA 01570-3137
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 28, 2022
$3,485,000
Galaxy Links LLC
95 Armsby Road LLC
Quit Claim Arm's Length For Ne States
$1,100,000 · 95 Armsby Road LLC
Dec 29, 2010
$5,000,000
95 Armsby Road LLC
Bank Of Ne
One Of Committee, Strict Foreclosure, Sheriff, Or Redemption Deeds
related
$3,000,000 · Unibank For Savings
Mar 4, 2008
—
Leclaire Dev LLC
—
Deed Of Trust
related
$3,100,000 · Zions First National Bank
Dec 20, 2007
—
Pleasant Valley Corp
—
Deed Of Trust
related
$3,375,000 · Bank Of England Mortgage Co
May 5, 2006
—
Armsby Realty LLC
—
Deed Of Trust
related
$1,315,414 · Gurbachan B Singh
Nov 24, 2003
$650,000
Armsby Realty LLC
Pleasant Valley Corp
Grant Deed
$650,000 · Pleasant Valley Corp
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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