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Property profile & analytics
OFF-MARKET
Estimated value
$16,635,000
Warehouses
290 Beaver St, Franklin, MA 02038-3022
Individually Owned
4-yr Hold
~
Est. High Equity
Property ID
US38-1720315
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1988
Construction
STEEL FRAME
Total area
82,450 SF
Lot
7.05 ac (306,924 SF)
APN
FRAN M:277 L:001
UPID
US38-1720315
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
-
JNJ Industries, Inc. Chemical Plant Factory
-
Panera Fresh Dough Facility Warehouse & Storage
-
Volpe Tool & Die Inc Industrial Manufacturer
-
All Internet Sales Telecommunications Service Data Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$12.02M
CAP Approach
CAP
$16.39M
Comparable Approach
Comparable
$16.25M
Blend (final)
Blend
$16.64M
Owner & transaction history
Bci 4 Greater Boston 2 Ic · 4 yrs held
Bci 4 Greater Boston 2 Ic
since 2021
Last sale
$17.0M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$26.6M
+86.3%
Office building
$24.2M
+69.7%
Retail stores
$24.1M
+69.4%
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 Franklin submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Franklin 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
$22,850,000
ML approach
$12,015,000
CAP Approach
CAP Return
Estimation
6%
$17,750,000
6.5%
$16,385,000
7%
$15,215,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$14,250,000
Current use
AUTO REPAIR, GARAGE
$26,550,000
Change: +86% · Conversion: Easy
OFFICE BUILDING
$24,190,000
Change: +70% · Conversion: Difficult
RETAIL STORES
$24,140,000
Change: +69% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$23,685,000
Change: +66% · Conversion: Difficult
COMMERCIAL (GENERAL)
$21,100,000
Change: +48% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$13,520,000
Change: -5% · Conversion: Easy
Blend value · Realmo final
$16.64M
Range $14.97M – $18.30M · ±10% · vs last sale $16.95M (Nov 23 2021)
Last sale anchor
$16.95M
Nov 23 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
$202 / 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
$98,418
Tax year 2024
Assessed value
$8,347,600
Assessed 2024
Previous assessed
$8,347,600
+0.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$2,021,100
Assessed improvement
$6,326,500
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1988
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Units
3
Bathrooms
8
Total area
82,450 SF
Lot
7.05 ac (306,924 SF)
APN
FRAN M:277 L:001
UPID
US38-1720315
Jurisdiction
FRANKLIN
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
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
WAREHOUSE, STORAGE Current
Est. value
$14.3M
AUTO REPAIR, GARAGE
Est. value
$26.6M
OFFICE BUILDING
Est. value
$24.2M
RETAIL STORES
Est. value
$24.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$23.7M
COMMERCIAL (GENERAL)
Est. value
$21.1M
INDUSTRIAL (GENERAL)
Est. value
$13.5M
WAREHOUSE, STORAGE Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
COMMERCIAL (GENERAL)
INDUSTRIAL (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
1988
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Units
3
Bathrooms
8
Lot
7.05 ac
Current owner
From public records · entity-resolved
Bci 4 Greater Boston 2 Ic
Individual
Mailing address
3520 PIEDMONT RD NE #41, ATLANTA, GA 30305-1516
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 23, 2021
$16,950,000
Bci 4 Greater Boston 2 Ic
A6 Beaver LLC
Quit Claim Arm's Length For Ne States
—
Feb 16, 2021
—
A6 Beaver LLC
—
Deed
related
$251,739 · Boston Private Bank & Trust Company
Feb 25, 2020
$9,000,000
A6 Beaver LLC
290 Beaver Street LLC
Quit Claim Deed
$6,780,000 · Boston Private Bk
Dec 23, 2013
—
290 Beaver Street LLC
—
Deed Of Trust
related
$4,582,500 · Td Bank NA
Oct 31, 2008
—
290 Beaver Street LLC
—
Deed Of Trust
related
$3,300,000 · Banknorth NA
Feb 28, 2006
$1
290 Beaver Street LLC
290 Beaver Street Nt
Grant Deed
related
—
Jan 3, 2001
$3,750,000
Rickard,wesley H Tr
Wwf Paper Corp
Grant Deed
$3,000,000 · Metrowest Bank
Oct 19, 1993
—
Wwf Paper Corp
—
Deed Of Trust
related
$90,000,000 · General Electric Capital Corp
Oct 16, 1990
—
Wwf Paper Corporation
—
Deed Of Trust
related
$90,000,000 · Zuckerman Family Nomi
Jul 21, 1989
$3,187,170
Wwf Paper Corporation
Oneill,donald J Tr
Grant Deed
—
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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