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Property profile & analytics
OFF-MARKET
Estimated value
$3,300,000
Industrial properties
18 Water St, Holliston, MA 01746-2379
Individually Owned
11-yr Hold
~
Est. High Equity
Property ID
US38-1563325
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Total area
44,342 SF
Lot
1.33 ac (57,935 SF)
Zoning code
I
APN
HOLL M:008F B:0004 L:0180
UPID
US38-1563325
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
-
Inspire Dance Academy Training Center
-
Green Team Junk Removal Waste Management Facility Hazardous Waste Disposal
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.12M
Blend (final)
Blend
$3.30M
Owner & transaction history
18-24 Water Street T L · 11 yrs held
18-24 Water Street T L
since 2014
7 recorded transactions
Zoning & alternative use
I · Holliston, 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 Holliston submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Holliston 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
Blend value · Realmo final
$3.30M
Range $2.97M – $3.63M · ±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
$74 / 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
$32,893
Tax year 2024
Assessed value
$2,184,100
Assessed 2024
Previous assessed
$2,184,100
+0.0% YoY
Effective rate
1.51%
On assessed value
Assessed land
$447,800
Assessed improvement
$1,736,300
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
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
Off-Market
Heating
NONE
Buildings
4
Total area
44,342 SF
Lot
1.33 ac (57,935 SF)
Zoning code
I
APN
HOLL M:008F B:0004 L:0180
UPID
US38-1563325
Jurisdiction
HOLLISTON
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
I · Holliston, MA
Zoning I · permitted uses
I · Holliston, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Holliston. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Heating
NONE
Buildings
4
Lot
1.33 ac
Current owner
From public records · entity-resolved
18-24 Water Street T L
Individual
Mailing address
16 EVERETT ST, HOLLISTON, MA 01746-1783
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 22, 2014
$1,285,000
18-24 Water Street T L
Holliston Mill RT
Quit Claim Arm's Length For Ne States
$1,152,000 · Middlesex Savings Bank
Dec 13, 2001
$800,000
Holliston Mill RT
Water Street Mill Corp
Grant Deed
$600,000 · Milford National Bank & Trust
Mar 25, 1999
—
Westborough Mill LLC
—
Deed Of Trust
related
$100,000 · Bankboston Development Co LLC
Sep 29, 1998
—
Water Street Mill Corp
—
Deed Of Trust
related
$835,000 · Bankboston Development Co LLC
Aug 12, 1998
—
Water Street Mill Corp
—
Deed Of Trust
related
$75,000 · Bankboston Development Co LLC
Jun 18, 1997
—
Water St Mill Corp
—
Deed Of Trust
related
$500,000 · Bankboston Development Co LLC
Apr 15, 1994
$216,375
Water St Mill Corp
Drp Corp
Grant Deed
$171,281 · Baybank
Aug 18, 1992
$175,000
Drp Corp
Hingley William H Est
Grant Deed
—
Jan 13, 1989
$800,000
West Investment Corp
Schofield,gilbert
Grant Deed
$600,000 · Zenon Grzybowski
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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