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Property profile & analytics
OFF-MARKET
Estimated value
$1,995,000
Manufacturing properties
25 Theodore Dr, Westminster, MA 01473-1248
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US38-0450650
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1965
Construction
STEEL FRAME
Total area
28,612 SF
Lot
4.3 ac (187,308 SF)
APN
WMIN M:76 B: L:12
UPID
US38-0450650
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
$1.84M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.00M
Blend (final)
Blend
$2.00M
Owner & transaction history
25 Theodore Drive LLC · 3 yrs held
25 Theodore Drive LLC
since 2023
Last sale
$2.1M
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 Westminster submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Westminster 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
$1,875,000
ML approach
$1,835,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$2,290,000
Current use
Blend value · Realmo final
$2.00M
Range $1.80M – $2.19M · ±10% · vs last sale $2.13M (Jun 13 2023)
Last sale anchor
$2.13M
Jun 13 2023
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
$70 / 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
$11,314
Tax year 2024
Assessed value
$922,800
Assessed 2024
Previous assessed
$747,300
+23.5% YoY
Effective rate
1.23%
On assessed value
Assessed land
$310,300
Assessed improvement
$612,500
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1965
Construction
STEEL FRAME
Heating
FORCED AIR
Buildings
1
Stories
1
Units
6
Total area
28,612 SF
Lot
4.3 ac (187,308 SF)
APN
WMIN M:76 B: L:12
UPID
US38-0450650
Jurisdiction
WESTMINSTER
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
INDUSTRIAL (GENERAL) Current
Est. value
$2.3M
INDUSTRIAL (GENERAL) Current
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
1965
Construction
STEEL FRAME
Heating
FORCED AIR
Stories
1
Buildings
1
Units
6
Lot
4.3 ac
Current owner
From public records · entity-resolved
25 Theodore Drive LLC
Entity
Mailing address
25 THEODORE DR, WESTMINSTER, MA 01473-1248
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 13, 2023
$2,132,000
25 Theodore Drive LLC
Bedrock RT
Quit Claim Arm's Length For Ne States
$1,705,600 · Athol Savings Bank
Nov 24, 2021
—
Bedrock RT
—
Deed
related
$200,000 · Main Street Bank (ma)
Oct 29, 2012
—
Bedrock RT
—
Deed Of Trust
related
$745,000 · Marlborough Savings Bank
Aug 28, 2008
—
Bedrock RT
—
Deed Of Trust
related
$265,000 · Richard J Lehtola
Jul 2, 2008
$80,000
Hakala Bros Corp
Wmin Business Park LLC
Grant Deed
$180,000 · Richard W Lehtola
Nov 25, 2002
—
Bedrock RT
—
Deed Of Trust
related
$278,000 · Bay Colony Dev Corp
Feb 25, 2002
—
Richard J Lehtola
—
Deed Of Trust
related
$573,000 · Enterprise Bank & Trust
Feb 19, 2002
—
M Nt
—
Deed Of Trust
related
$125,000 · Richard J Lehtola
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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