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Property profile & analytics
OFF-MARKET
Estimated value
$975,000
Manufacturing properties
28 Tosca Dr, Stoughton, MA 02072-1502
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US38-1666813
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1970
Construction
STEEL FRAME
Total area
8,315 SF
Lot
0.48 ac (20,865 SF)
Zoning code
I
APN
STOU M:0030 B:0026 L:0000
UPID
US38-1666813
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
-
Pbz Construction Inc General Contractor
-
Beacon Mechanical Service Plumbing Service General Contractor
-
FedEx Drop Box Postal Service Courier Service
-
infinity core llc Recycling Center Waste Management Facility
-
Clear Water Pump & Well Service Home Appliance Store Building Supply
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.36M
Comparable Approach
Comparable
$648k
Blend (final)
Blend
$975k
Owner & transaction history
28 Tosca Drive RT LLC · 8 yrs held
28 Tosca Drive RT LLC
since 2017
3 recorded transactions
Zoning & alternative use
I · Stoughton, MA
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 Stoughton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Stoughton 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%
$1,475,000
6.5%
$1,360,000
7%
$1,265,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$1,545,000
Current use
WAREHOUSE, STORAGE
$1,435,000
Change: -7% · Conversion: Easy
OFFICE BUILDING
$1,405,000
Change: -9% · Conversion: Difficult
Blend value · Realmo final
$975k
Range $878k – $1.07M · ±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
$12,495
Tax year 2024
Assessed value
$586,900
Assessed 2024
Previous assessed
$542,200
+8.2% YoY
Effective rate
2.13%
On assessed value
Assessed land
$219,000
Assessed improvement
$367,900
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1970
Construction
STEEL FRAME
Heating
FORCED AIR
Buildings
1
Stories
1
Units
1
Bathrooms
2
Total area
8,315 SF
Lot
0.48 ac (20,865 SF)
Zoning code
I
APN
STOU M:0030 B:0026 L:0000
UPID
US38-1666813
Jurisdiction
STOUGHTON
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
I · Stoughton, MA
Zoning I · permitted uses
I · Stoughton, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Stoughton. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$1.5M
WAREHOUSE, STORAGE
Est. value
$1.4M
OFFICE BUILDING
Est. value
$1.4M
INDUSTRIAL (GENERAL) Current
WAREHOUSE, STORAGE
OFFICE BUILDING
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
1970
Construction
STEEL FRAME
Heating
FORCED AIR
Stories
1
Buildings
1
Units
1
Bathrooms
2
Lot
0.48 ac
Current owner
From public records · entity-resolved
28 Tosca Drive RT LLC
Entity
Mailing address
28 TOSCA DR, STOUGHTON, MA 02072-1502
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 25, 2017
$747,500
28 Tosca Drive RT LLC
Tosca Bosworth 28 LLC
Quit Claim Arm's Length For Ne States
$375,000 · Mutual Bank Fsb
Aug 25, 2017
—
Tosca Bosworth 28 LLC
Gdj Realty Trust
Quit Claim Deed
related
$308,000 · Granite St Economic Dev
—
—
28 Tosca Drive Realty LLC
—
Deed Of Trust
related
$308,000 · Granite St Economic Dev
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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