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Property profile & analytics
OFF-MARKET
Estimated value
$11,220,000
Manufacturing properties
320 Hamilton St, Leominster, MA 01453-2385
Individually Owned
20-yr Hold
~
Est. High Equity
Property ID
US38-2245892
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1966
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
197,150 SF
Lot
5.72 ac (249,163 SF)
APN
LEOM M:0237 B:0002 L:0000
UPID
US38-2245892
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
-
The Granite Group Plumbing Service Building Supply
-
Dahlicious Agricultural Supply Grocery & Convenience Store
-
Fosta-Tek Production Facility
-
Fosta-Tek Optics Inc Ophthalmologist (Bike/Boat/Book/etc) Store
-
Wachusett Dirt Dawgs College Sports
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$10.48M
Blend (final)
Blend
$11.22M
Owner & transaction history
North Leominster Rlty · 20 yrs held
North Leominster Rlty
since 2005
7 recorded transactions
Zoning & alternative use
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 Leominster submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Leominster 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
INDUSTRIAL (GENERAL)
$14,360,000
Current use
Blend value · Realmo final
$11.22M
Range $10.10M – $12.34M · ±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
$57 / 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
$84,438
Tax year 2024
Assessed value
$5,819,300
Assessed 2024
Previous assessed
$4,440,100
+31.1% YoY
Effective rate
1.45%
On assessed value
Assessed land
$429,100
Assessed improvement
$5,390,200
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1966
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Buildings
1
Stories
2
Units
3
Bathrooms
2
Total area
197,150 SF
Lot
5.72 ac (249,163 SF)
APN
LEOM M:0237 B:0002 L:0000
UPID
US38-2245892
Jurisdiction
LEOMINSTER
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
INDUSTRIAL (GENERAL) Current
Est. value
$14.4M
INDUSTRIAL (GENERAL) Current
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
1966
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Stories
2
Buildings
1
Units
3
Bathrooms
2
Lot
5.72 ac
Current owner
From public records · entity-resolved
North Leominster Rlty
Individual
Mailing address
320 HAMILTON ST, LEOMINSTER, MA 01453-2385
Ownership since
2005
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 27, 2023
—
North Leominster Rlty LLC
—
Deed
related
$240,000 · Carol A Leblanc
Oct 29, 2019
—
North Leominster Realty
—
Deed
related
$2,864,107 · Rollstone Bk&tr
Apr 7, 2011
—
North Leominster Rlty LLC
—
Deed Of Trust
related
$3,734,443 · Fitchburg Savings Bank
Jul 13, 2005
$3,200,000
North Leominster Rlty
Csfb Hamilton Rlty LLC
Deed
$2,560,000 · Td Banknorth Mtg Grp
Aug 21, 1998
—
Gie/leominster LLC
—
Deed Of Trust
related
$4,464,294 · Worth Funding INC
Jul 22, 1998
$4,100,000
Gie Leominster LLC
N Central Tech Pk Rt1
Grant Deed
$4,464,294 · Wmc Mortgage Corp
—
—
North Leominster Realty
—
Deed Of Trust
related
$2,864,107 · Rollstone Bk&tr
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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