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Property profile & analytics
OFF-MARKET
Estimated value
$4,475,000
Showrooms
29 Theodore Dr, Westminster, MA 01473-1246
Entity Owned
4-yr Hold
Free & Clear
Property ID
US38-1159010
Property profile
Verified
Property type
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Year built
2009
Construction
FRAME
Total area
16,988 SF
Lot
2 ac (87,120 SF)
APN
WMIN M:76 B:12 L:4
UPID
US38-1159010
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
$4.53M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.48M
Owner & transaction history
Broadstone Pvc Ma LLC · 4 yrs held
Broadstone Pvc Ma LLC
since 2021
Last sale
$4.5M
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.2M
+56.4%
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 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
$4,415,000
ML approach
$4,530,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$3,205,000
Change: +56% · Conversion: Difficult
Blend value · Realmo final
$4.48M
Range $4.03M – $4.92M · ±10% · vs last sale $4.48M (Jul 7 2021)
Last sale anchor
$4.48M
Jul 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
$263 / 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
$33,465
Tax year 2024
Assessed value
$2,729,600
Assessed 2024
Previous assessed
$2,441,600
+11.8% YoY
Effective rate
1.23%
On assessed value
Assessed land
$241,800
Assessed improvement
$2,487,800
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
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Status
Off-Market
Year built
2009
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Units
1
Total area
16,988 SF
Lot
2 ac (87,120 SF)
APN
WMIN M:76 B:12 L:4
UPID
US38-1159010
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
RESTAURANT
Est. value
$3.2M
RESTAURANT
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
2009
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Units
1
Lot
2 ac
Current owner
From public records · entity-resolved
Broadstone Pvc Ma LLC
Entity
Free & Clear · 4 yrs held
Mailing address
PO BOX 850, AURORA, OH 44202-0850
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 7, 2021
$4,480,000
Broadstone Pvc Ma LLC
Terravet Wachusett LLC
Quit Claim Arm's Length For Ne States
—
Dec 11, 2019
—
Terravet Wachusett LLC
—
Deed
related
$60,000,000 · Keybank USA
Jul 1, 2013
—
Mark Ransom
Sydney Ventures LLC
Quit Claim Deed
related
—
Jul 1, 2013
$125,000
Sydney Ventures LLC
Westminster Business Park
Quit Claim Deed
$1,046,000 · Live Oak Banking Co
Oct 1, 2009
$150,000
Sydney Ventures LLC
Westminster Bus Park LLC
Grant Deed
—
—
—
Terravet Wachusett LLC
—
Deed Of Trust
related
$60,000,000 · Keybank USA
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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