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Property profile & analytics
OFF-MARKET
Estimated value
$5,715,000
Warehouses
305 Kenneth Welch Dr, Lakeville, MA 02347-1373
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US38-1286735
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1989
Construction
STEEL FRAME
Total area
33,600 SF
Lot
5 ac (217,668 SF)
APN
LAKE M:00061 B:0003 L:001
UPID
US38-1286735
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
$5.64M
CAP Approach
CAP
$6.43M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.72M
Owner & transaction history
305 Kenneth Welch Fund · 3 yrs held
305 Kenneth Welch Fund
since 2022
Last sale
$5.8M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$8.9M
+125.8%
Industrial (general)
$7.6M
+94.5%
Auto repair, garage
$6.9M
+77.1%
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 Lakeville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lakeville 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
$4,995,000
ML approach
$5,640,000
CAP Approach
CAP Return
Estimation
6%
$6,965,000
6.5%
$6,430,000
7%
$5,970,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$3,925,000
Current use
RESTAURANT
$8,860,000
Change: +126% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$7,630,000
Change: +94% · Conversion: Easy
AUTO REPAIR, GARAGE
$6,945,000
Change: +77% · Conversion: Easy
OFFICE BUILDING
$6,790,000
Change: +73% · Conversion: Difficult
RETAIL STORES
$5,845,000
Change: +49% · Conversion: Moderate
COMMERCIAL (GENERAL)
$5,820,000
Change: +48% · Conversion: Difficult
Blend value · Realmo final
$5.72M
Range $5.14M – $6.29M · ±10% · vs last sale $5.75M (Dec 29 2022)
Last sale anchor
$5.75M
Dec 29 2022
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
$170 / 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
$28,251
Tax year 2024
Assessed value
$2,677,800
Assessed 2024
Previous assessed
$2,677,800
+0.0% YoY
Effective rate
1.06%
On assessed value
Assessed land
$555,100
Assessed improvement
$2,122,700
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1989
Construction
STEEL FRAME
Heating
FORCED AIR
Buildings
1
Stories
1
Units
1
Rooms
10
Bathrooms
1
Total area
33,600 SF
Lot
5 ac (217,668 SF)
APN
LAKE M:00061 B:0003 L:001
UPID
US38-1286735
Jurisdiction
LAKEVILLE
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
$3.9M
RESTAURANT
Est. value
$8.9M
INDUSTRIAL (GENERAL)
Est. value
$7.6M
AUTO REPAIR, GARAGE
Est. value
$6.9M
OFFICE BUILDING
Est. value
$6.8M
RETAIL STORES
Est. value
$5.8M
COMMERCIAL (GENERAL)
Est. value
$5.8M
WAREHOUSE, STORAGE Current
RESTAURANT
INDUSTRIAL (GENERAL)
AUTO REPAIR, GARAGE
OFFICE BUILDING
RETAIL STORES
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
1989
Construction
STEEL FRAME
Heating
FORCED AIR
Stories
1
Buildings
1
Units
1
Rooms
10
Bathrooms
1
Lot
5 ac
Current owner
From public records · entity-resolved
305 Kenneth Welch Fund
Entity
Mailing address
265 FRANKLIN ST STE #1001, BOSTON, MA 02110-3104
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 29, 2022
$5,750,000
305 Kenneth Welch Fund
305 Kenneth Welch LLC
Quit Claim Arm's Length For Ne States
—
Jun 10, 2021
$2,800,000
305 Kenneth Welch LLC
Macall RT
Quit Claim Arm's Length For Ne States
$2,540,000 · The Washington Trust Co Of Westerly
Aug 23, 2017
—
Eagle Has Landed LLC
—
Deed
related
$150,000 · John A Poce
Nov 2, 2012
—
RT Macall
—
Deed Of Trust
related
$1,500,000 · Bridgewater Savings Bank
Oct 23, 2007
—
Eagle Has Landed LLC
—
Deed Of Trust
related
$50,000 · Elton Grice
Apr 13, 2007
—
Nichols,diane C Tr
—
Deed Of Trust
related
$625,000 · South Eastern Econ Dev Corp
May 16, 2006
$1,810,000
Nichols,diane C Tr
Eagle Has Landed LLC
Grant Deed
$1,034,000 · Rockland Trust Co
May 16, 2006
—
Nichols,diane C Tr
—
Deed Of Trust
related
$827,200 · Rockland Trust Co
Apr 10, 2006
—
Eagle Has Landed LLC
—
Deed Of Trust
related
$50,000 · Michienzie&sawin LLC
Nov 25, 2005
—
Eagle Has Landed LLC
—
Deed Of Trust
related
$60,000 · Rsm Mcgladrey INC
Apr 7, 2003
$1,415,265
Eagle Has Landed LLC
Crossroad Inv Grp INC
Grant Deed
$583,000 · Certified Dev Co Massachusetts
Apr 7, 2003
—
Eagle Has Landed LLC
—
Deed Of Trust
related
$566,000 · Banknorth NA
Aug 17, 1999
—
Crossroad Investment
—
Deed Of Trust
related
$175,000 · Plymouth Savings Bank
Sep 22, 1993
—
Crossroad Inves Grp
—
Deed Of Trust
related
$300,000 · Plymouth Savings Bank
—
—
Eagle Has Landed LLC
—
Deed Of Trust
related
$150,000 · John A Poce
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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