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Property profile & analytics
OFF-MARKET
Estimated value
$3,570,000
Manufacturing properties
140 Waldron Rd Fall River, MA 02720-4723
Entity Owned
12-yr Hold
Free & Clear
Property ID
US38-1722343
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1997
Total area
38,970 SF
Lot
3.42 ac (148,975 SF)
Zoning code
INPK
APN
FALL M:0Z-03 B:0000 L:0102
UPID
US38-1722343
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
-
IQF Custom Packing Inc Grocery & Convenience Store Food Market
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.57M
Owner & transaction history
Iqf Custom Packing LLC · 12 yrs held
Iqf Custom Packing LLC
since 2013
5 recorded transactions
Zoning & alternative use
INPK · Fall River, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$5.2M
+16.6%
Restaurant
$5.1M
+16.2%
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 Fall River submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fall River 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
INDUSTRIAL (GENERAL)
$4,420,000
Current use
WAREHOUSE, STORAGE
$5,155,000
Change: +17% · Conversion: Easy
RESTAURANT
$5,135,000
Change: +16% · Conversion: Difficult
RETAIL STORES
$4,145,000
Change: -6% · Conversion: Moderate
OFFICE BUILDING
$3,835,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$3.57M
Range $3.21M – $3.93M · ±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
$92 / 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
$64,992
Tax year 2024
Assessed value
$2,714,800
Assessed 2024
Previous assessed
$2,835,600
-4.3% YoY
Effective rate
2.39%
On assessed value
Assessed land
$306,500
Assessed improvement
$2,408,300
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1997
Heating
FORCED AIR
Buildings
1
Units
1
Bathrooms
5
Total area
38,970 SF
Lot
3.42 ac (148,975 SF)
Zoning code
INPK
APN
FALL M:0Z-03 B:0000 L:0102
UPID
US38-1722343
Jurisdiction
FALL RIVER
Zoning & alternative use
INPK · Fall River, MAZoning INPK · permitted uses
INPK · Fall River, MA
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
INDUSTRIAL (GENERAL) Current
Est. value
$4.4M
WAREHOUSE, STORAGE
Est. value
$5.2M
RESTAURANT
Est. value
$5.1M
RETAIL STORES
Est. value
$4.1M
OFFICE BUILDING
Est. value
$3.8M
INDUSTRIAL (GENERAL) Current
WAREHOUSE, STORAGE
RESTAURANT
RETAIL STORES
OFFICE BUILDING
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
1997
Heating
FORCED AIR
Buildings
1
Units
1
Bathrooms
5
Lot
3.42 ac
Current owner
From public records · entity-resolved
Iqf Custom Packing LLC
Entity
Free & Clear · 12 yrs held
Mailing address
140 WALDRON RD, FALL RIVER, MA 02720-4723
Ownership since
2013
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
Oct 21, 2021
—
Iqf Custom Packing LLC
—
Deed
related
$44,400,000 · United States Of America
Aug 14, 2017
—
Iqf Custom Packing LLC
—
Deed
related
$9,250,000 · USA Cmrc
Dec 20, 2013
$1,500,000
Iqf Custom Packing LLC
Iqp LP
Warranty Deed
—
Aug 4, 1997
—
Iqf LP
—
Deed Of Trust
related
$130,000 · Jobs For Fall River
—
—
Iqf Custom Packing LLC
—
Deed Of Trust
related
$9,250,000 · USA Cmrc
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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