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Property profile & analytics
OFF-MARKET
Estimated value
$35,130,000
Office buildings
1 Radcliff Rd Tewksbury, MA 01876-1181
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US38-0400392
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1983
Construction
STEEL FRAME
Total area
135,500 SF
Lot
17.96 ac (782,338 SF)
Zoning code
IH
APN
TEWK M:0052 L:0025 U:0000
UPID
US38-0400392
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
-
Leidos Engineering Consultant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$35.13M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$35.49M
Blend (final)
Blend
$35.13M
Owner & transaction history
Sl Tewksbury Owner LLC · 1 yrs held
Sl Tewksbury Owner LLC
since 2024
Last sale
$35.1M
6 recorded transactions
Zoning & alternative use
IH · Tewksbury, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
TEWKSBURY ZONING BYLAW
Top alternative use upside
Restaurant
$39.3M
+75.9%
Auto repair, garage
$38.1M
+70.6%
Neighborhood: shopping center
$37.5M
+67.9%
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 Tewksbury submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Tewksbury 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
$35,130,000
ML approach
$35,130,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$22,360,000
Current use
RESTAURANT
$39,340,000
Change: +76% · Conversion: Moderate
AUTO REPAIR, GARAGE
$38,140,000
Change: +71% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$37,545,000
Change: +68% · Conversion: Difficult
RETAIL STORES
$36,530,000
Change: +63% · Conversion: Moderate
COMMERCIAL (GENERAL)
$35,015,000
Change: +57% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$31,220,000
Change: +40% · Conversion: Easy
Blend value · Realmo final
$35.13M
Range $31.62M – $38.64M · ±10% · vs last sale $35.13M (Aug 9 2024)
Last sale anchor
$35.13M
Aug 9 2024
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
$259 / 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
$465,522
Tax year 2024
Assessed value
$18,443,800
Assessed 2024
Previous assessed
$18,443,800
+0.0% YoY
Effective rate
2.52%
On assessed value
Assessed land
$1,989,200
Assessed improvement
$16,454,600
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1983
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Units
1
Bathrooms
8
Total area
135,500 SF
Lot
17.96 ac (782,338 SF)
Zoning code
IH
APN
TEWK M:0052 L:0025 U:0000
UPID
US38-0400392
Jurisdiction
TEWKSBURY
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
IH · Tewksbury, MAZoning IH · permitted uses
IH · Tewksbury, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
TEWKSBURY ZONING BYLAW
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$22.4M
RESTAURANT
Est. value
$39.3M
AUTO REPAIR, GARAGE
Est. value
$38.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$37.5M
RETAIL STORES
Est. value
$36.5M
COMMERCIAL (GENERAL)
Est. value
$35.0M
APARTMENT HOUSE (5+ UNITS)
Est. value
$31.2M
OFFICE BUILDING Current
RESTAURANT
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
COMMERCIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
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
1983
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Units
1
Bathrooms
8
Lot
17.96 ac
Current owner
From public records · entity-resolved
Sl Tewksbury Owner LLC
Entity
Mailing address
1 N RADCLIFF RD STE #2100, TEWKSBURY, MA 01876-1181
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
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
Aug 9, 2024
$35,128,573
Sl Tewksbury Owner LLC
Kcp Nnn II Leasehold 1 Ll
Quit Claim Arm's Length For Ne States
$47,452,500 · Kcp Nnn II Lendco LLC
Oct 10, 2019
—
Kcp Nnn 2 Leasehold 1 LLC
—
Deed
related
$78,000,000 · Citi Real Estate Funding
May 6, 2019
$30,900,000
Kcp Nnn 2 Leasehold 1 LLC
Vth 7 LLC
Quit Claim Deed
—
Jul 13, 2018
—
Vth 7 LLC
—
Deed
related
$17,711,250 · Blue Hills Bank
Oct 11, 2013
$6,650,000
Vth 7 LLC
Rreef America Reit 3 LLC
Quit Claim Deed
—
Mar 8, 1996
$8,736,000
Mgi One Park West INC
Metropolitan Life Ins
Grant Deed
—
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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