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Property profile & analytics
OFF-MARKET
Estimated value
$625,000
Retail properties & Spaces
98 Macomber Ave, Swansea, MA 02777-2333
Individually Owned
4-yr Hold
~
Est. High Equity
Property ID
US38-0452604
Property profile
Verified
Property type
Retail properties & Spaces
Use group
DEPARTMENT STORE
Year built
1991
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
8,875 SF
Lot
0.66 ac (28,684 SF)
Zoning code
C
APN
SWAN M:053.0 B:0321 L:00000
UPID
US38-0452604
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
$690k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$762k
Blend (final)
Blend
$625k
Owner & transaction history
Owen Kiernan · 4 yrs held
Owen Kiernan
since 2021
Last sale
$550,000
7 recorded transactions
Zoning & alternative use
C · Swansea, 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 Swansea submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Swansea 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
$730,000
ML approach
$690,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$625k
Range $563k – $688k · ±10% · vs last sale $550k (Jul 19 2021)
Last sale anchor
$550k
Jul 19 2021
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
$70 / 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
$11,010
Tax year 2024
Assessed value
$599,000
Assessed 2024
Previous assessed
$570,900
+4.9% YoY
Effective rate
1.84%
On assessed value
Assessed land
$159,000
Assessed improvement
$440,000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
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 properties & Spaces
Use group
DEPARTMENT STORE
Status
Off-Market
Year built
1991
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Units
4
Total area
8,875 SF
Lot
0.66 ac (28,684 SF)
Zoning code
C
APN
SWAN M:053.0 B:0321 L:00000
UPID
US38-0452604
Jurisdiction
SWANSEA
Zoning & alternative use
C · Swansea, MA
Zoning C · permitted uses
C · Swansea, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Swansea. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1991
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Units
4
Lot
0.66 ac
Current owner
From public records · entity-resolved
Owen Kiernan
Individual
Mailing address
178 WASHINGTON ST, CANTON, MA 02021-3831
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 19, 2021
$550,000
Owen Kiernan
Dharam Ins Assn
Quit Claim Arm's Length For Ne States
—
Jul 19, 2021
—
Dharm Ins Assn
Tushar C Patel
Correction Deed
related
—
Jul 8, 2021
—
Dharm Ins Assn
Tushar C Patel
Quit Claim Deed
related
—
Jan 10, 2013
—
Tushar C Patel
—
Deed Of Trust
related
$750,000 · Webster Bank
Nov 27, 2012
$1
Tushar C Patel
Patel,nauka T
Grant Deed
—
Nov 9, 1995
—
Patel,nauka T
—
Grant Deed
related
$1,160,000 · Louis Berkman Co
Dec 13, 1991
—
Nauka T Patel
—
Deed Of Trust
related
$312,000 · So Eastern Econ Dev
Nov 7, 1991
—
Nauka T Patel
—
Deed Of Trust
related
$500,000 · Slades Ferry Trust Co
Mar 21, 1991
—
Tushar C Patel
—
Deed Of Trust
related
$350,000 · Slades Ferry Trust Co
Jan 23, 1989
$135,000
Tushar C Patel
Baldwin,charles D
Grant Deed
$101,200 · Bank Of Ne Old Colony
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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