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Property profile & analytics
OFF-MARKET
Estimated value
$4,035,000
Life science properties
280 Pond St, Randolph, MA 02368-2668
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US38-0922765
Property profile
Verified
Property type
Life science properties
Use group
R&D FACILITY, LABS, PHARMA
Year built
1965
Construction
STEEL FRAME
Total area
24,956 SF
Lot
2.9 ac (126,324 SF)
Zoning code
GPOD
APN
RAND M:04 B:A L:0245
UPID
US38-0922765
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
-
Quality Envelope Envelope Supplier Commercial Printer
-
Elite Envelope & Graphics Envelope Supplier Commercial Printer
-
Diversified Business Systems Marketing & Advertising Printing Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.36M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.04M
Owner & transaction history
280 Pond LLC · 4 yrs held
280 Pond LLC
since 2021
Last sale
$4.0M
7 recorded transactions
Zoning & alternative use
GPOD · Randolph, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$4.6M
+297.8%
Restaurant
$4.4M
+283.3%
Office building
$3.6M
+210.6%
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 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
$5,395,000
ML approach
$5,360,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$4,615,000
Change: +298% · Conversion: Difficult
RESTAURANT
$4,445,000
Change: +283% · Conversion: Difficult
OFFICE BUILDING
$3,605,000
Change: +211% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,125,000
Change: +169% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$3,105,000
Change: +168% · Conversion: Difficult
MEDICAL BUILDING
$2,855,000
Change: +146% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,550,000
Change: +120% · Conversion: Difficult
Blend value · Realmo final
$4.04M
Range $3.63M – $4.44M · ±10% · vs last sale $4.00M (Oct 7 2021)
Last sale anchor
$4.00M
Oct 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
$162 / 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
$88,935
Tax year 2024
Assessed value
$4,011,500
Assessed 2024
Previous assessed
$3,704,400
+8.3% YoY
Effective rate
2.22%
On assessed value
Assessed land
$1,290,200
Assessed improvement
$2,721,300
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Life science properties
Use group
R&D FACILITY, LABS, PHARMA
Status
Off-Market
Year built
1965
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
1
Bathrooms
2
Total area
24,956 SF
Lot
2.9 ac (126,324 SF)
Zoning code
GPOD
APN
RAND M:04 B:A L:0245
UPID
US38-0922765
Jurisdiction
RANDOLPH
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
GPOD · Randolph, MA
Zoning GPOD · permitted uses
GPOD · 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
RETAIL STORES
Est. value
$4.6M
RESTAURANT
Est. value
$4.4M
OFFICE BUILDING
Est. value
$3.6M
AUTO REPAIR, GARAGE
Est. value
$3.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$3.1M
MEDICAL BUILDING
Est. value
$2.9M
COMMERCIAL (GENERAL)
Est. value
$2.6M
RETAIL STORES
RESTAURANT
OFFICE BUILDING
AUTO REPAIR, GARAGE
APARTMENT HOUSE (5+ UNITS)
MEDICAL BUILDING
COMMERCIAL (GENERAL)
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
Cooling
Yes
Stories
1
Buildings
1
Units
1
Bathrooms
2
Lot
2.9 ac
Current owner
From public records · entity-resolved
280 Pond LLC
Entity
Mailing address
12 PARKINGWAY STE #200, COHASSET, MA 02025-1708
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 21, 2024
—
280 Pond LLC
—
Deed
related
$17,100,000 · Rga Life & Annuity In
Oct 7, 2021
$4,000,000
280 Pond LLC
E E&g Realty LLC
Quit Claim Arm's Length For Ne States
$7,800 · Connectone Bank
Sep 8, 2016
—
Ee & G Realty LLC
—
Deed
related
$56,000 · Granite St Economic Dev
Oct 30, 2008
$1,895,500
E E&g Realty LLC
Are 280 Pond Street LLC
Grant Deed
$1,150,000 · Granite State Economic Develop
Oct 30, 2008
—
Ee&g Realty LLC
—
Deed Of Trust
related
$920,000 · Walpole Coop Bank
Apr 16, 1998
$3,600,000
280 Pond Street LLC
Reservoir Assoc
Grant Deed
—
May 27, 1997
—
Reservoir Associates
—
Deed Of Trust
related
$1,561,259 · First Essex Savings Bank
—
—
Ee & G Realty LLC
—
Deed Of Trust
related
$56,000 · 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.
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