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Property profile & analytics
OFF-MARKET
Estimated value
$835,000
Manufacturing properties
40 John Williams St, Attleboro, MA 02703-3707
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US38-0063750
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1960
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
12,225 SF
Lot
0.83 ac (36,000 SF)
Zoning code
I
APN
ATTL M:33 L:221
UPID
US38-0063750
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
$830k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.04M
Blend (final)
Blend
$835k
Owner & transaction history
40 John Williams LLC · 4 yrs held
40 John Williams LLC
since 2021
Last sale
$695,000
7 recorded transactions
Zoning & alternative use
I · Attleboro, 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 Attleboro submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Attleboro 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
$920,000
ML approach
$830,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$1,015,000
Current use
Blend value · Realmo final
$835k
Range $752k – $919k · ±10% · vs last sale $695k (Jun 29 2021)
Last sale anchor
$695k
Jun 29 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
$68 / 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
$13,143
Tax year 2024
Assessed value
$683,800
Assessed 2024
Previous assessed
$683,800
+0.0% YoY
Effective rate
1.92%
On assessed value
Assessed land
$199,800
Assessed improvement
$484,000
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
1960
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Buildings
1
Stories
1
Units
1
Total area
12,225 SF
Lot
0.83 ac (36,000 SF)
Zoning code
I
APN
ATTL M:33 L:221
UPID
US38-0063750
Jurisdiction
ATTLEBORO
Zoning & alternative use
I · Attleboro, MA
Zoning I · permitted uses
I · Attleboro, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Attleboro. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$1.0M
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
1960
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Stories
1
Buildings
1
Units
1
Lot
0.83 ac
Current owner
From public records · entity-resolved
40 John Williams LLC
Entity
Mailing address
88 MESSENGER ST, PLAINVILLE, MA 02762-2210
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 26, 2022
—
Ruth Rhea
—
Deed
related
$509,000 · 40 John Williams LLC
Jun 29, 2021
$695,000
40 John Williams LLC
Carole Arenburg
Quit Claim Arm's Length For Ne States
$517,500 · Dedham Institution For Savings
Aug 25, 2011
—
Arenburg,robert D
—
Grant Deed
related
$537,014 · Rockland Trust Co
Apr 30, 2007
—
Arenburg,carole D
—
Grant Deed
related
$450,000 · Rockland Trust Co
Dec 2, 2003
—
Carole Arenburg
—
Deed Of Trust
related
$150,000 · Fleet National Bank
Sep 9, 1998
—
Robert Arenburg
—
Deed Of Trust
related
$217,128 · Bankboston Development Co LLC
Aug 12, 1993
—
Robert D Arenburg
—
Deed Of Trust
related
$323,000 · Bankboston Development Co LLC
Jun 30, 1987
—
Robert D Arenburg
—
Deed Of Trust
related
$49,000 · Baybank Southeast
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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