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Property profile & analytics
OFF-MARKET
Estimated value
$1,865,000
Warehouses
2 Master Dr, Franklin, MA 02038-3052
Entity Owned
7-yr Hold
~
Est. High Equity
Property ID
US38-1644246
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1988
Construction
STEEL FRAME
Total area
15,264 SF
Lot
0.88 ac (38,115 SF)
APN
FRAN M:277 L:005
UPID
US38-1644246
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
-
David Scott Company Production Facility Factory
-
Classic Furniture Services Renovation Specialist Hardware & Home Improvement
-
Family Legal Partners, P.C. Law Firm
-
Franklin Hub Location Warehouse & Storage
-
Garapha Mezidor Counselor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.87M
Owner & transaction history
Master Drive LLC · 7 yrs held
Master Drive LLC
since 2018
7 recorded transactions
Zoning & alternative use
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 Franklin submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Franklin 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
WAREHOUSE, STORAGE
$2,640,000
Current use
INDUSTRIAL (GENERAL)
$2,505,000
Change: -5% · Conversion: Easy
Blend value · Realmo final
$1.87M
Range $1.68M – $2.05M · ±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
$122 / 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
$19,933
Tax year 2024
Assessed value
$1,690,700
Assessed 2024
Previous assessed
$1,690,700
+0.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$453,300
Assessed improvement
$1,237,400
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1988
Construction
STEEL FRAME
Heating
FORCED AIR
Buildings
1
Stories
1
Units
4
Bathrooms
5
Total area
15,264 SF
Lot
0.88 ac (38,115 SF)
APN
FRAN M:277 L:005
UPID
US38-1644246
Jurisdiction
FRANKLIN
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
Zoning · permitted uses
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
WAREHOUSE, STORAGE Current
Est. value
$2.6M
INDUSTRIAL (GENERAL)
Est. value
$2.5M
WAREHOUSE, STORAGE Current
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
1988
Construction
STEEL FRAME
Heating
FORCED AIR
Stories
1
Buildings
1
Units
4
Bathrooms
5
Lot
0.88 ac
Current owner
From public records · entity-resolved
Master Drive LLC
Entity
Mailing address
2 MASTER DR, FRANKLIN, MA 02038-3052
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 2, 2018
$1,350,000
Master Drive LLC
Buttercup T
Trustees Deed
$1,080,000 · Bank Of America
Aug 2, 2018
—
T Buttercup
Beaver Street
Trustees Deed
related
—
Sep 28, 2011
—
Beaver Street RT
—
Deed Of Trust
related
$50,000 · Milford National Bank & Trust
Feb 14, 1996
—
Mann,laura Tr
—
Deed Of Trust
related
$90,000 · Ben Franklin Savings Bank
Jun 14, 1993
—
Laura Mann
—
Deed Of Trust
related
$35,000 · Ben Franklin Savings Bank
Nov 4, 1992
—
Mann,laura Tr
—
Deed Of Trust
related
$246,000 · Ben Franklin Savings Bank
May 27, 1992
$246,000
Mann,laura Tr
Giordano Kim Est
Grant Deed
$246,000 · Medway Savings Bank
Feb 10, 1989
—
Giordano,kim Tr
—
Deed Of Trust
related
$75,000 · Zwi Kohorn
Oct 20, 1988
—
Kim Giordano
—
Deed Of Trust
related
$875,000 · Milford Bank
Jan 15, 1988
$350,000
Kim Giordano
Padula,john R Tr
Grant Deed
$700,000 · Milford Bank
Apr 3, 1987
$135,000
Kim Giordano
Padula J R Rlty Tr
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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