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Property profile & analytics
OFF-MARKET
Estimated value
$3,155,000
Office buildings
21st Concord St Wilmington, MA 01887-2131
Entity Owned
5-yr Hold
Absentee Owner
Free & Clear
Property ID
US38-1673813
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1986
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
15,168 SF
Lot
1.21 ac (52,708 SF)
APN
WILM M:0077 L:0000 P:0011M
UPID
US38-1673813
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
$3.05M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.45M
Blend (final)
Blend
$3.16M
Owner & transaction history
Local 103 Ibew Bldg Corp · 5 yrs held
Local 103 Ibew Bldg Corp
since 2021
Last sale
$3.2M
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$4.4M
+32.6%
Auto repair, garage
$4.3M
+28.6%
Neighborhood: shopping center
$4.2M
+26.6%
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 Wilmington submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Wilmington 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
$2,920,000
ML approach
$3,045,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$3,320,000
Current use
RESTAURANT
$4,405,000
Change: +33% · Conversion: Moderate
AUTO REPAIR, GARAGE
$4,270,000
Change: +29% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$4,205,000
Change: +27% · Conversion: Difficult
RETAIL STORES
$4,090,000
Change: +23% · Conversion: Moderate
COMMERCIAL (GENERAL)
$3,920,000
Change: +18% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$3,495,000
Change: +5% · Conversion: Easy
Blend value · Realmo final
$3.16M
Range $2.84M – $3.47M · ±10% · vs last sale $3.18M (Jun 21 2021)
Last sale anchor
$3.18M
Jun 21 2021
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
$208 / 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
$45,653
Tax year 2024
Assessed value
$1,740,500
Assessed 2024
Previous assessed
$1,740,500
+0.0% YoY
Effective rate
2.62%
On assessed value
Assessed land
$380,600
Assessed improvement
$1,359,900
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
1986
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Bathrooms
2
Total area
15,168 SF
Lot
1.21 ac (52,708 SF)
APN
WILM M:0077 L:0000 P:0011M
UPID
US38-1673813
Jurisdiction
WILMINGTON
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, 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
OFFICE BUILDING Current
Est. value
$3.3M
RESTAURANT
Est. value
$4.4M
AUTO REPAIR, GARAGE
Est. value
$4.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.2M
RETAIL STORES
Est. value
$4.1M
COMMERCIAL (GENERAL)
Est. value
$3.9M
APARTMENT HOUSE (5+ UNITS)
Est. value
$3.5M
OFFICE BUILDING Current
RESTAURANT
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
COMMERCIAL (GENERAL)
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
1986
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Bathrooms
2
Lot
1.21 ac
Current owner
From public records · entity-resolved
Local 103 Ibew Bldg Corp
Entity
Free & Clear · 5 yrs held
Mailing address
21 CONCORD STA, WILMINGTON, MA 01887-2131
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 21, 2021
$3,180,000
Local 103 Ibew Bldg Corp
E&h Development LLC
Quit Claim Arm's Length For Ne States
—
Nov 15, 2006
$1
Edward T Mclaughlin
Etm RT
Grant Deed
related
—
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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