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Property profile & analytics
OFF-MARKET
Estimated value
$9,340,000
Warehouses
146 Will Dr, Canton, MA 02021-3704
Entity Owned
3-yr Hold
Free & Clear
Property ID
US38-1569833
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1975
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
59,220 SF
Lot
4 ac (174,240 SF)
Zoning code
LI
APN
CANT M:57 P:22
UPID
US38-1569833
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
-
New England Content Solutions Construction Company General Contractor
-
Marathon Moving, Your Boston Moving Company Moving Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$9.66M
CAP Approach
CAP
$11.77M
Comparable Approach
Comparable
$8.77M
Blend (final)
Blend
$9.34M
Owner & transaction history
Bpvif 5 Holdings 38 LLC · 3 yrs held
Bpvif 5 Holdings 38 LLC
since 2022
Last sale
$9.2M
7 recorded transactions
Zoning & alternative use
LI · Canton, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$15.2M
+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
$9,970,000
ML approach
$9,655,000
CAP Approach
CAP Return
Estimation
6%
$12,750,000
6.5%
$11,770,000
7%
$10,925,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$10,215,000
Current use
COMMERCIAL (GENERAL)
$15,155,000
Change: +48% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$9,710,000
Change: -5% · Conversion: Easy
Blend value · Realmo final
$9.34M
Range $8.41M – $10.27M · ±10% · vs last sale $9.15M (Oct 20 2022)
Last sale anchor
$9.15M
Oct 20 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
$158 / 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
$145,388
Tax year 2024
Assessed value
$6,989,800
Assessed 2024
Previous assessed
$6,989,800
+0.0% YoY
Effective rate
2.08%
On assessed value
Assessed land
$1,187,000
Assessed improvement
$5,802,800
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
1975
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Total area
59,220 SF
Lot
4 ac (174,240 SF)
Zoning code
LI
APN
CANT M:57 P:22
UPID
US38-1569833
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
$10.2M
COMMERCIAL (GENERAL)
Est. value
$15.2M
INDUSTRIAL (GENERAL)
Est. value
$9.7M
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
1975
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Lot
4 ac
Current owner
From public records · entity-resolved
Bpvif 5 Holdings 38 LLC
Entity
Free & Clear · 3 yrs held
Mailing address
146 WILL DR, CANTON, MA 02021-3704
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 15, 2022
—
Bpvif 5 Holdings 38 LLC
—
Deed
related
$12,012,000 · Bar Harbor Bank & Trust Co
Oct 20, 2022
$9,150,000
Bpvif 5 Holdings 38 LLC
146 Will Drive LLC
Quit Claim Arm's Length For Ne States
—
Oct 16, 2020
$4,500,000
146 Will Drive LLC
A&n RT
Quit Claim Arm's Length For Ne States
$3,430,000 · Bank Rhode Island
Jan 18, 2018
—
A&n RT
—
Deed
related
$1,500,000 · Walpole Cooperative Bank
Feb 24, 2011
—
A RT
—
Deed Of Trust
related
$155,021 · Middlesex Savings Bank
Sep 11, 2003
—
A RT
—
Deed Of Trust
related
$2,100,000 · Middlesex Savings Bank
Feb 20, 2002
—
A RT
—
Deed Of Trust
related
$1,375,000 · Middlesex Savings Bank
Sep 11, 2001
—
A RT
—
Deed Of Trust
related
$375,000 · Middlesex Savings Bank
Aug 11, 2000
$1,572,500
Yebba,anthony Tr
Santangelo,frank J Tr
Grant Deed
$1,000,000 · Hingham Institute For Savings
Aug 11, 2000
—
Yebba,anthony Tr
—
Deed Of Trust
related
$375,000 · Zmc Trust Et Al 2nd
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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