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Property profile & analytics
OFF-MARKET
Estimated value
$69,865,000
Warehouses
135 Will Dr, Canton, MA 02021-3771
Entity Owned
2-yr Hold
Free & Clear
Property ID
US38-0794336
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1969
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
417,014 SF
Lot
10 ac (435,600 SF)
Zoning code
LI
APN
CANT M:57 P:73
UPID
US38-0794336
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
-
Quality Custom Distribution Servive Warehouse & Storage
-
Dpi Mid Atlantic Logistics Company Freight Service
-
QCD Boston Logistics Company Freight Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$82.87M
Comparable Approach
Comparable
$58.09M
Blend (final)
Blend
$69.87M
Owner & transaction history
38 Wdc135 Nelp Owner LLC · 2 yrs held
38 Wdc135 Nelp Owner LLC
since 2023
Last sale
$68.0M
5 recorded transactions
Zoning & alternative use
LI · Canton, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$106.7M
+48.4%
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 Canton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Canton 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
$72,365,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$89,770,000
6.5%
$82,865,000
7%
$76,945,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$71,940,000
Current use
COMMERCIAL (GENERAL)
$106,725,000
Change: +48% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$68,370,000
Change: -5% · Conversion: Easy
Blend value · Realmo final
$69.87M
Range $62.88M – $76.85M · ±10% · vs last sale $68.00M (Dec 7 2023)
Last sale anchor
$68.00M
Dec 7 2023
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
$168 / 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
$962,449
Tax year 2024
Assessed value
$46,271,600
Assessed 2024
Previous assessed
$46,271,600
+0.0% YoY
Effective rate
2.08%
On assessed value
Assessed land
$3,333,000
Assessed improvement
$42,938,600
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
1969
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
GAS
Buildings
1
Stories
1
Total area
417,014 SF
Lot
10 ac (435,600 SF)
Zoning code
LI
APN
CANT M:57 P:73
UPID
US38-0794336
Jurisdiction
CANTON
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
LI · Canton, MA
Zoning LI · permitted uses
LI · Canton, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Canton. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$71.9M
COMMERCIAL (GENERAL)
Est. value
$106.7M
INDUSTRIAL (GENERAL)
Est. value
$68.4M
WAREHOUSE, STORAGE Current
COMMERCIAL (GENERAL)
INDUSTRIAL (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
1969
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
GAS
Stories
1
Buildings
1
Lot
10 ac
Current owner
From public records · entity-resolved
38 Wdc135 Nelp Owner LLC
Entity
Free & Clear · 2 yrs held
Mailing address
135 WILL DR, CANTON, MA 02021-3771
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2023
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
Mar 12, 2024
—
38 Wdc135 Nelp Owner LLC
—
Deed
related
$126,150,000 · Sumitomo Mitsui Banking Corporation
Dec 7, 2023
$68,000,000
38 Wdc135 Nelp Owner LLC
Ag-eip 135 Will Drive LLC
Quit Claim Arm's Length For Ne States
—
Nov 4, 2020
$42,500,000
Ag Eip 135 Will Drive LLC
Eip Will Drive LLC
Quit Claim Deed
—
Feb 20, 2018
$21,000,000
Eip Will Drive LLC
Jf & S Realty Corp
Quit Claim Deed
$16,900,000 · East Boston Svgs Bk
Dec 22, 2005
—
Jf&s Rlty Corp
—
Deed Of Trust
related
$10,000,000 · Banknorth NA
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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