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Property profile & analytics
OFF-MARKET
Estimated value
$18,825,000
Warehouses
300 Pond St Randolph, MA 02368-2661
Individually Owned
25-yr Hold
~
Est. High Equity
Property ID
US38-1316256
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1963
Construction
STEEL FRAME
Total area
180,600 SF
Lot
10 ac (435,600 SF)
Zoning code
GPOD
APN
RAND M:03 B:O L:0021
UPID
US38-1316256
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
-
Smith’s Environmental Products Industrial Manufacturer Production Facility
-
Flexcon Industries Industrial Manufacturer Production Facility
-
Drydock Ventures Financial Advisor
-
Emerson Swan, Inc. Corporate Office
-
Flex Wave International Gas Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$18.83M
Owner & transaction history
Swan,jsoeph E Tr · 25 yrs held
Swan,jsoeph E Tr
since 2001
4 recorded transactions
Zoning & alternative use
GPOD · Randolph, 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 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$31,215,000
Current use
INDUSTRIAL (GENERAL)
$29,610,000
Change: -5% · Conversion: Easy
Blend value · Realmo final
$18.83M
Range $16.94M – $20.71M · ±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
$104 / 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
$259,566
Tax year 2024
Assessed value
$11,708,000
Assessed 2024
Previous assessed
$10,747,500
+8.9% YoY
Effective rate
2.22%
On assessed value
Assessed land
$4,447,700
Assessed improvement
$7,260,300
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1963
Construction
STEEL FRAME
Heating
SPACE
Cooling
YES
Buildings
1
Stories
1
Units
1
Bathrooms
6
Total area
180,600 SF
Lot
10 ac (435,600 SF)
Zoning code
GPOD
APN
RAND M:03 B:O L:0021
UPID
US38-1316256
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
WAREHOUSE, STORAGE Current
Est. value
$31.2M
INDUSTRIAL (GENERAL)
Est. value
$29.6M
WAREHOUSE, STORAGE Current
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
1963
Construction
STEEL FRAME
Heating
SPACE
Cooling
Yes
Stories
1
Buildings
1
Units
1
Bathrooms
6
Lot
10 ac
Current owner
From public records · entity-resolved
Swan,jsoeph E Tr
Individual
Mailing address
300 POND ST, RANDOLPH, MA 02368-2661
Ownership since
2001
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 21, 2014
—
Emerson Swan LLC
—
Grant Deed
related
$2,200,000 · Genworth Fin'l
Jun 7, 2001
$4,366,039
Swan,jsoeph E Tr
Mcmanus,robert E Tr
Grant Deed
$2,900,000 · Gary Needham
Apr 4, 1996
—
Mcmanus,robert E Tr
—
Deed Of Trust
related
$2,700,000 · Amresco Capital Corp
Mar 25, 1996
—
St RT Pond
—
Deed Of Trust
related
$155,000 · Bank Of Canton
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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