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Property profile & analytics
OFF-MARKET
Estimated value
$16,565,000
Office buildings
16 Sutton Rd Webster, MA 01570-3128
Entity Owned
24-yr Hold
Free & Clear
Property ID
US38-1691117
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1969
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
131,686 SF
Lot
14.6 ac (635,976 SF)
Zoning code
INDUST
APN
WEBS M:78 B:C P:1
UPID
US38-1691117
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$14.42M
Blend (final)
Blend
$16.57M
Owner & transaction history
Commerce Insurance Co · 24 yrs held
Commerce Insurance Co
since 2001
1 recorded transaction
Zoning & alternative use
INDUST · Webster, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$24.8M
+38.7%
Retail stores
$20.7M
+15.4%
Auto repair, garage
$20.2M
+12.8%
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 Webster submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Webster 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
$17,905,000
Current use
RESTAURANT
$24,830,000
Change: +39% · Conversion: Moderate
RETAIL STORES
$20,660,000
Change: +15% · Conversion: Moderate
AUTO REPAIR, GARAGE
$20,205,000
Change: +13% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$16,620,000
Change: -7% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$15,800,000
Change: -12% · Conversion: Easy
Blend value · Realmo final
$16.57M
Range $14.91M – $18.22M · ±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
$126 / 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
$165,458
Tax year 2024
Assessed value
$13,584,400
Assessed 2024
Previous assessed
$13,584,400
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$1,208,800
Assessed improvement
$12,375,600
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
1969
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HOT WATER
Cooling
YES
Buildings
1
Stories
1
Total area
131,686 SF
Lot
14.6 ac (635,976 SF)
Zoning code
INDUST
APN
WEBS M:78 B:C P:1
UPID
US38-1691117
Jurisdiction
WEBSTER
Zoning & alternative use
INDUST · Webster, MAZoning INDUST · permitted uses
INDUST · Webster, 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
OFFICE BUILDING Current
Est. value
$17.9M
RESTAURANT
Est. value
$24.8M
RETAIL STORES
Est. value
$20.7M
AUTO REPAIR, GARAGE
Est. value
$20.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$16.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$15.8M
OFFICE BUILDING Current
RESTAURANT
RETAIL STORES
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
APARTMENT HOUSE (5+ UNITS)
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
HOT WATER
Cooling
Yes
Stories
1
Buildings
1
Lot
14.6 ac
Current owner
From public records · entity-resolved
Commerce Insurance Co
Entity
Free & Clear · 24 yrs held
Mailing address
211 MAIN ST, WEBSTER, MA 01570-2249
Ownership since
2001
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 23, 2001
$4,500,000
Commerce Insurance Co
Burris Logistics
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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