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Property profile & analytics
OFF-MARKET
Estimated value
$3,300,000
Office buildings
22 Un Ave, Sudbury, MA 01776-2258
Entity Owned
4-yr Hold
Free & Clear
Property ID
US38-0639849
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1972
Construction
STEEL FRAME
Total area
9,944 SF
Lot
0.64 ac (27,878 SF)
Zoning code
BD
APN
SUDB K-08-00075.
UPID
US38-0639849
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
$3.14M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.03M
Blend (final)
Blend
$3.30M
Owner & transaction history
Durosa LLC · 4 yrs held
Durosa LLC
since 2021
Last sale
$3.5M
7 recorded transactions
Zoning & alternative use
BD · Sudbury, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.9M
+12.3%
Auto repair, garage
$2.8M
+8.9%
Neighborhood: shopping center
$2.8M
+7.2%
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 Sudbury submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sudbury 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
$3,170,000
ML approach
$3,135,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,570,000
Current use
RESTAURANT
$2,885,000
Change: +12% · Conversion: Moderate
AUTO REPAIR, GARAGE
$2,800,000
Change: +9% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$2,755,000
Change: +7% · Conversion: Difficult
RETAIL STORES
$2,680,000
Change: +4% · Conversion: Moderate
COMMERCIAL (GENERAL)
$2,570,000
Change: 0% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$2,290,000
Change: -11% · Conversion: Easy
Blend value · Realmo final
$3.30M
Range $2.97M – $3.63M · ±10% · vs last sale $3.45M (Sep 7 2021)
Last sale anchor
$3.45M
Sep 7 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
$332 / 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
$41,711
Tax year 2024
Assessed value
$1,971,200
Assessed 2024
Previous assessed
$1,918,100
+2.8% YoY
Effective rate
2.12%
On assessed value
Assessed land
$329,300
Assessed improvement
$1,641,900
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1972
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Units
5
Total area
9,944 SF
Lot
0.64 ac (27,878 SF)
Zoning code
BD
APN
SUDB K-08-00075.
UPID
US38-0639849
Jurisdiction
SUDBURY
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
BD · Sudbury, MA
Zoning BD · permitted uses
BD · Sudbury, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Sudbury. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$2.6M
RESTAURANT
Est. value
$2.9M
AUTO REPAIR, GARAGE
Est. value
$2.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.8M
RETAIL STORES
Est. value
$2.7M
COMMERCIAL (GENERAL)
Est. value
$2.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.3M
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
1972
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Units
5
Lot
0.64 ac
Current owner
From public records · entity-resolved
Durosa LLC
Entity
Free & Clear · 4 yrs held
Mailing address
22 UN AVE, SUDBURY, MA 01776-2258
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 7, 2021
$3,450,000
Durosa LLC
22-23 Union Ave LLC
Quit Claim Arm's Length For Ne States
—
Apr 30, 2020
$2,700,000
22-23 Union Avenue LLC
G Burton Mullen 2019 T
Quit Claim Arm's Length For Ne States
$2,025,000 · Main Street Bank (ma)
Nov 21, 2019
—
Mullen 2019 T G Burton
G B Mullen
Quit Claim Deed
related
—
Dec 20, 2011
—
G B Mullen
—
Deed Of Trust
related
$725,000 · Scituate Fsla
Jun 20, 2008
—
G Burton Mullen
—
Deed Of Trust
related
$750,000 · Bank Of Canton
May 8, 2003
—
G Burton Mullen
—
Deed Of Trust
related
$80,000 · Fleet National Bank
Feb 27, 1998
—
G Burton Mullen
—
Deed Of Trust
related
$765,000 · Bay State Federal Savings Bank
Apr 16, 1993
—
G Burton Mullen
—
Deed Of Trust
related
$40,000 · Zuckerman Family Nomi
Aug 18, 1989
—
G Burton Mullen
—
Deed Of Trust
related
$440,000 · Baybank Middlesex
May 26, 1988
—
G Burton Mullen
—
Deed Of Trust
related
$500,000 · Baybank Middlesex
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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