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Property profile & analytics
OFF-MARKET
Estimated value
$26,100,000
Warehouses
2 Kay Way, Stoughton, MA 02072-1038
Entity Owned
1-yr Hold
Free & Clear
Property ID
US38-2307700
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1978
Construction
STEEL FRAME
Total area
118,200 SF
Lot
5.92 ac (257,875 SF)
Zoning code
I
APN
STOU M:0107 B:0001 L:0000
UPID
US38-2307700
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
-
Bossard, Inc. Big Box & Wholesale Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$26.10M
CAP Approach
CAP
$23.49M
Comparable Approach
Comparable
$16.24M
Blend (final)
Blend
$26.10M
Owner & transaction history
Vaf I 2 Kay Way LLC · 1 yrs held
Vaf I 2 Kay Way LLC
since 2024
Last sale
$26.1M
3 recorded transactions
Zoning & alternative use
I · Stoughton, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$38.1M
+86.3%
Retail stores
$34.6M
+69.4%
Apartment house (5+ units)
$34.0M
+66.2%
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 Stoughton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Stoughton 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
$26,100,000
ML approach
$26,100,000
CAP Approach
CAP Return
Estimation
6%
$25,445,000
6.5%
$23,490,000
7%
$21,810,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$20,430,000
Current use
AUTO REPAIR, GARAGE
$38,065,000
Change: +86% · Conversion: Easy
RETAIL STORES
$34,610,000
Change: +69% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$33,955,000
Change: +66% · Conversion: Difficult
COMMERCIAL (GENERAL)
$27,575,000
Change: +35% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$21,995,000
Change: +8% · Conversion: Easy
OFFICE BUILDING
$19,945,000
Change: -2% · Conversion: Difficult
Blend value · Realmo final
$26.10M
Range $23.49M – $28.71M · ±10% · vs last sale $26.10M (Sep 6 2024)
Last sale anchor
$26.10M
Sep 6 2024
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
$221 / 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
$159,049
Tax year 2024
Assessed value
$7,470,600
Assessed 2024
Previous assessed
$7,470,600
+0.0% YoY
Effective rate
2.13%
On assessed value
Assessed land
$2,001,600
Assessed improvement
$5,469,000
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
1978
Construction
STEEL FRAME
Heating
FORCED AIR
Buildings
1
Stories
1
Units
1
Bathrooms
11
Total area
118,200 SF
Lot
5.92 ac (257,875 SF)
Zoning code
I
APN
STOU M:0107 B:0001 L:0000
UPID
US38-2307700
Jurisdiction
STOUGHTON
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
I · Stoughton, MA
Zoning I · permitted uses
I · Stoughton, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Stoughton. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$20.4M
AUTO REPAIR, GARAGE
Est. value
$38.1M
RETAIL STORES
Est. value
$34.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$34.0M
COMMERCIAL (GENERAL)
Est. value
$27.6M
INDUSTRIAL (GENERAL)
Est. value
$22.0M
OFFICE BUILDING
Est. value
$19.9M
WAREHOUSE, STORAGE Current
AUTO REPAIR, GARAGE
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
COMMERCIAL (GENERAL)
INDUSTRIAL (GENERAL)
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
1978
Construction
STEEL FRAME
Heating
FORCED AIR
Stories
1
Buildings
1
Units
1
Bathrooms
11
Lot
5.92 ac
Current owner
From public records · entity-resolved
Vaf I 2 Kay Way LLC
Entity
Free & Clear · 1 yrs held
Mailing address
2 KAY WAY STE #1050, STOUGHTON, MA 02072-1038
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 18, 2024
—
Vaf I 2 Kay Way LLC
—
Deed
related
$56,442,907 · Prudential Insurance Co
Sep 6, 2024
$26,100,000
Vaf I 2 Kay Way LLC
Ppf Industrial 2 Kay Way
Quit Claim Arm's Length For Ne States
—
Apr 1, 2019
$17,250,000
Ppf Indl 2 Way LLC
Biv-1 Kay LLC
Quit Claim 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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