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Property profile & analytics
FOR LEASE
Office buildings
15 Pacella Park Dr, Randolph, MA 02368
Individually Owned
3-yr Hold
~
Est. High Equity
Property ID
US38-0149685
For Lease
1 / 2
$6,870,000
15 Pacella Park Dr, Randolph, MA 02368
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1985
Construction
STEEL FRAME
Total area
53,224 SF
Lot
3.61 ac (157,252 SF)
Zoning code
I
APN
RAND M:03 B:O L:005
UPID
US38-0149685
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
-
Kesner, Godes & Morrissey, LLC Accounting Firm Tax Preparation
-
Risk Strategies Co Insurance Agency
-
Richelieu Foods Inc Corporate Office Business Park
-
Jean M. Carney, PT Physician
-
Peak Physical Therapy and Wellness Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$7.18M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$9.37M
Blend (final)
Blend
$6.87M
Owner & transaction history
15 Great Pond Prtnrshp · 3 yrs held
15 Great Pond Prtnrshp
since 2022
Last sale
$6.6M
4 recorded transactions
Zoning & alternative use
I · Randolph, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Randolph submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Randolph 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
$7,165,000
ML approach
$7,175,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$6.87M
Range $6.18M – $7.56M · ±10% · vs last sale $6.58M (Dec 22 2022)
Last sale anchor
$6.58M
Dec 22 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
$129 / 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
$124,930
Tax year 2024
Assessed value
$5,635,100
Assessed 2024
Previous assessed
$4,842,800
+16.4% YoY
Effective rate
2.22%
On assessed value
Assessed land
$1,605,900
Assessed improvement
$4,029,200
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
Office buildings
Use group
OFFICE BUILDING
Status
For Lease
Year built
1985
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Units
1
Bathrooms
4
Total area
53,224 SF
Lot
3.61 ac (157,252 SF)
Zoning code
I
APN
RAND M:03 B:O L:005
UPID
US38-0149685
Jurisdiction
RANDOLPH
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
I · Randolph, MA
Zoning I · permitted uses
I · Randolph, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Randolph. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1985
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Units
1
Bathrooms
4
Lot
3.61 ac
Current owner
From public records · entity-resolved
15 Great Pond Prtnrshp
Individual
Mailing address
21 PACELLA PARK DR, RANDOLPH, MA 02368-1755
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 22, 2022
$6,575,000
15 Great Pond Prtnrshp
Equity Ind Randolph I
Quit Claim Arm's Length For Ne States
$5,260,000 · Rockland Trust Co
May 12, 2010
—
Equity Industr Rand 1 LLC
—
Deed Of Trust
related
$14,705,000 · Boston Private Bank
Jul 7, 2004
$125,000
Equity Industria Rand LLC
Dunkin Ventures Corp
Grant Deed
related
—
—
—
Equity Ind Randolph 1 LLC
—
Deed Of Trust
related
$7,742,000 · Boston Private Bk
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.
Try Rey
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