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Property profile & analytics
OFF-MARKET
Estimated value
$2,300,000
Manufacturing properties
26 Thomas Patten Dr Randolph, MA 02368-3902
Entity Owned
27-yr Hold
~
Est. High Equity
Property ID
US38-2540253
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1979
Construction
STEEL FRAME
Total area
19,620 SF
Lot
2.6 ac (113,256 SF)
Zoning code
GBHD
APN
RAND M:58 B:A L:0111
UPID
US38-2540253
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
-
Randolph USA (Bike/Boat/Book/etc) Store
-
Randolph Engineering (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$3.21M
Comparable Approach
Comparable
$1.92M
Blend (final)
Blend
$2.30M
Owner & transaction history
Rpz LLC · 27 yrs held
Rpz LLC
since 1999
5 recorded transactions
Zoning & alternative use
GBHD · Randolph, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$3.4M
+5.4%
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 Randolph submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Randolph 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%
$3,480,000
6.5%
$3,210,000
7%
$2,980,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$3,215,000
Current use
WAREHOUSE, STORAGE
$3,390,000
Change: +5% · Conversion: Easy
Blend value · Realmo final
$2.30M
Range $2.07M – $2.53M · ±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
$117 / 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
$46,612
Tax year 2024
Assessed value
$2,102,500
Assessed 2024
Previous assessed
$1,926,900
+9.1% YoY
Effective rate
2.22%
On assessed value
Assessed land
$1,052,500
Assessed improvement
$1,050,000
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1979
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
1
Bathrooms
7
Total area
19,620 SF
Lot
2.6 ac (113,256 SF)
Zoning code
GBHD
APN
RAND M:58 B:A L:0111
UPID
US38-2540253
Jurisdiction
RANDOLPH
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
GBHD · Randolph, MA
Zoning GBHD · permitted uses
GBHD · Randolph, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Randolph. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$3.2M
WAREHOUSE, STORAGE
Est. value
$3.4M
INDUSTRIAL (GENERAL) Current
WAREHOUSE, STORAGE
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
1979
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
1
Bathrooms
7
Lot
2.6 ac
Current owner
From public records · entity-resolved
Rpz LLC
Entity
Mailing address
26 THOMAS PATTEN DR, RANDOLPH, MA 02368-3902
Ownership since
1999
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 16, 2025
—
The Rpz LLC
—
Deed
related
$400,000 · Cambridge Savings Bank
Feb 19, 2020
—
Rpz LLC
—
Deed
related
$650,000 · Cambridge Svgs Bk
Dec 2, 2010
—
Rpz Lc
—
Deed Of Trust
related
$600,000 · Rockland Trust Co
Jan 22, 1999
$822,000
Rpz LLC
Hoeg,george F Tr
Grant Deed
$772,000 · Zwi Kohorn
—
—
Rpz LLC
—
Deed Of Trust
related
$650,000 · Cambridge Svgs Bk
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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