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Property profile & analytics
OFF-MARKET
Estimated value
$6,695,000
Warehouses
10 Westec Dr Auburn, MA 01501-3041
Entity Owned
6-yr Hold
Free & Clear
Property ID
US38-1697325
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
2021
Construction
STEEL FRAME
Total area
64,260 SF
Lot
7.3 ac (317,988 SF)
APN
AUBU M:0027 L:0021
UPID
US38-1697325
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
-
Eversource Gas Company
-
FedEx Ground Trucking Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.06M
Blend (final)
Blend
$6.70M
Owner & transaction history
Rocky Riv Realty Co · 6 yrs held
Rocky Riv Realty Co
since 2019
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$10.1M
+56.4%
Auto repair, garage
$9.9M
+52.9%
Office building
$8.7M
+35.5%
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 Auburn submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Auburn 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$6,445,000
Current use
RETAIL STORES
$10,080,000
Change: +56% · Conversion: Moderate
AUTO REPAIR, GARAGE
$9,860,000
Change: +53% · Conversion: Easy
OFFICE BUILDING
$8,740,000
Change: +36% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$8,110,000
Change: +26% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$7,710,000
Change: +20% · Conversion: Difficult
COMMERCIAL (GENERAL)
$7,070,000
Change: +10% · Conversion: Difficult
Blend value · Realmo final
$6.70M
Range $6.03M – $7.36M · ±10%
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
$104 / 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
$135,658
Tax year 2024
Assessed value
$8,070,100
Assessed 2024
Previous assessed
$7,648,800
+5.5% YoY
Effective rate
1.68%
On assessed value
Assessed land
$1,608,900
Assessed improvement
$6,461,200
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
2021
Construction
STEEL FRAME
Heating
FORCED AIR
Buildings
1
Stories
1
Bathrooms
4
Total area
64,260 SF
Lot
7.3 ac (317,988 SF)
APN
AUBU M:0027 L:0021
UPID
US38-1697325
Jurisdiction
AUBURN
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$6.4M
RETAIL STORES
Est. value
$10.1M
AUTO REPAIR, GARAGE
Est. value
$9.9M
OFFICE BUILDING
Est. value
$8.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$8.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$7.7M
COMMERCIAL (GENERAL)
Est. value
$7.1M
WAREHOUSE, STORAGE Current
RETAIL STORES
AUTO REPAIR, GARAGE
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
APARTMENT HOUSE (5+ UNITS)
COMMERCIAL (GENERAL)
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
2021
Construction
STEEL FRAME
Heating
FORCED AIR
Stories
1
Buildings
1
Bathrooms
4
Lot
7.3 ac
Current owner
From public records · entity-resolved
Rocky Riv Realty Co
Entity
Free & Clear · 6 yrs held
Mailing address
107 SELDEN ST, BERLIN, CT 06037-1616
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 20, 2019
$8,000,000
Rocky Riv Realty Co
Virginia Auburn
Quit Claim Deed
—
May 11, 2012
—
Virginia Auburn LP
—
Deed Of Trust
related
$5,700,000 · Fidelity Cp Bank
May 22, 2006
$7,700,000
Virginia Auburn LP
Scannell Prop 47 LLC
Deed
$5,720,000 · Barclays Cap Re INC
Oct 17, 2005
$5,400,000
Scannell Prop LLC
Ama Invest Auburn LLC
Deed
$5,850,000 · Lasalle Bk Fsb
Mar 30, 2001
$4,553,899
Ama Investments Auburn
Mcmahon Dev Group LLC
Grant Deed
$2,200,000 · Zuckerman Family Nomi
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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