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Property profile & analytics
OFF-MARKET
Estimated value
$20,375,000
Manufacturing properties
10 Trotter Dr, Medway, MA 02053-2299
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US38-0968238
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1983
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
119,108 SF
Lot
9.01 ac (392,258 SF)
Zoning code
IN3
APN
MEDW M:54 B:002
UPID
US38-0968238
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
-
Spencer Technologies Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$19.49M
Comparable Approach
Comparable
$15.35M
Blend (final)
Blend
$20.38M
Owner & transaction history
10 Trotter LLC · 4 yrs held
10 Trotter LLC
since 2022
Last sale
$21.7M
7 recorded transactions
Zoning & alternative use
IN3 · Medway, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$30.5M
+56.1%
Warehouse, storage
$20.6M
+5.4%
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 Medway submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Medway 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
$23,645,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$21,115,000
6.5%
$19,490,000
7%
$18,100,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$19,530,000
Current use
COMMERCIAL (GENERAL)
$30,485,000
Change: +56% · Conversion: Difficult
WAREHOUSE, STORAGE
$20,585,000
Change: +5% · Conversion: Easy
Blend value · Realmo final
$20.38M
Range $18.34M – $22.41M · ±10% · vs last sale $21.70M (Feb 17 2022)
Last sale anchor
$21.70M
Feb 17 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
$171 / 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
$139,764
Tax year 2024
Assessed value
$9,705,800
Assessed 2024
Previous assessed
$8,867,100
+9.5% YoY
Effective rate
1.44%
On assessed value
Assessed land
$2,701,100
Assessed improvement
$7,004,700
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1983
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
YES
Buildings
1
Stories
1
Units
1
Bathrooms
4
Total area
119,108 SF
Lot
9.01 ac (392,258 SF)
Zoning code
IN3
APN
MEDW M:54 B:002
UPID
US38-0968238
Jurisdiction
MEDWAY
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
IN3 · Medway, MA
Zoning IN3 · permitted uses
IN3 · Medway, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Medway. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$19.5M
COMMERCIAL (GENERAL)
Est. value
$30.5M
WAREHOUSE, STORAGE
Est. value
$20.6M
INDUSTRIAL (GENERAL) Current
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
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
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
Yes
Stories
1
Buildings
1
Units
1
Bathrooms
4
Lot
9.01 ac
Current owner
From public records · entity-resolved
10 Trotter LLC
Entity
Mailing address
1414 MASSACHUSETTS AVE STE #4, BOXBORO, MA 01719-2226
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 17, 2022
$21,700,000
10 Trotter LLC
Burnham Properties LLC
Quit Claim Arm's Length For Ne States
$14,500,000 · Harborone Bank
Oct 18, 2018
$6,600,000
Burnham Props LLC
Cybex Intl INC
Quit Claim Deed
—
Oct 2, 2018
$6,600,000
Burnham Props LLC
Cybex Intl INC
Quit Claim Deed
$3,300,000 · Rockland Tr
Feb 7, 2013
—
Cybex International INC
—
Deed Of Trust
related
$3,000,000 · Worth Funding INC
Feb 1, 2006
—
Cybex Intl INC
—
Deed Of Trust
related
$5,000,000 · Gmac Commercial Mortgage Corp
Jul 21, 2004
—
Cybex International INC
—
Deed Of Trust
related
$13,000,000 · Worth Funding INC
Jul 21, 2003
—
Cybex International INC
—
Deed Of Trust
related
$14,000,000 · Cit Small Business Lending Co
Feb 29, 1996
—
Trotter INC
—
Deed Of Trust
related
$12,000,000 · Zions First National Bank
Jan 5, 1995
$3,900,000
Trotter INC
Um Holdings Ltd
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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