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Property profile & analytics
OFF-MARKET
Estimated value
$8,950,000
Office buildings
100 Erdman Way, Leominster, MA 01453-1804
Entity Owned
22-yr Hold
~
Est. High Equity
Property ID
US38-1027648
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1986
Construction
STEEL FRAME
Total area
67,121 SF
Lot
3.09 ac (134,600 SF)
APN
LEOM M:0225 B:0005 L:0000
UPID
US38-1027648
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
-
Lipton Center Medical Clinic
-
Law Office of Gary M. Abrams Law Firm Child Welfare Organization
-
Dr. Sarah Langenfeld Physician
-
REALTOR - EXIT New Options Real Estate Real Estate Agency
-
Locke Haman, EXIT New Options Real Estate Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$8.01M
Blend (final)
Blend
$8.95M
Owner & transaction history
100 Erdman Way LLC · 22 yrs held
100 Erdman Way LLC
since 2004
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$12.7M
+31.9%
Retail stores
$10.5M
+9.8%
Auto repair, garage
$10.3M
+7.4%
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 Leominster submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Leominster 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
OFFICE BUILDING
$9,590,000
Current use
RESTAURANT
$12,655,000
Change: +32% · Conversion: Moderate
RETAIL STORES
$10,530,000
Change: +10% · Conversion: Moderate
AUTO REPAIR, GARAGE
$10,300,000
Change: +7% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$8,470,000
Change: -12% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$8,055,000
Change: -16% · Conversion: Easy
COMMERCIAL (GENERAL)
$7,725,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$8.95M
Range $8.06M – $9.85M · ±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
$133 / 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
$90,432
Tax year 2024
Assessed value
$6,232,400
Assessed 2024
Previous assessed
$6,103,200
+2.1% YoY
Effective rate
1.45%
On assessed value
Assessed land
$1,622,800
Assessed improvement
$4,609,600
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
1986
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Units
12
Bathrooms
2
Total area
67,121 SF
Lot
3.09 ac (134,600 SF)
APN
LEOM M:0225 B:0005 L:0000
UPID
US38-1027648
Jurisdiction
LEOMINSTER
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
OFFICE BUILDING Current
Est. value
$9.6M
RESTAURANT
Est. value
$12.7M
RETAIL STORES
Est. value
$10.5M
AUTO REPAIR, GARAGE
Est. value
$10.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$8.5M
APARTMENT HOUSE (5+ UNITS)
Est. value
$8.1M
COMMERCIAL (GENERAL)
Est. value
$7.7M
OFFICE BUILDING Current
RESTAURANT
RETAIL STORES
AUTO REPAIR, GARAGE
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
1986
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Units
12
Bathrooms
2
Lot
3.09 ac
Current owner
From public records · entity-resolved
100 Erdman Way LLC
Entity
Mailing address
80 ERDMAN WAY, LEOMINSTER, MA 01453-1840
Ownership since
2004
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
Jul 27, 2022
—
100 Erdman Way LLC
—
Deed
related
$2,000,000 · Enterprise Bank & Trust Co
Sep 1, 2017
—
100 Erdman Way LLC
—
Deed
related
$2,600,000 · Enterprise Bank & Trust Co
Jul 17, 2006
—
100 Erdman Way LLC
—
Deed Of Trust
related
$2,925,000 · Sovereign Bank
Jan 27, 2004
$1
100 Erdman Way LLC
100 Erdman Way RT
Grant Deed
related
—
Dec 20, 1991
$2,250,000
100 Erdman Way RT
Phnb Rlty INC
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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