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Property profile & analytics
OFF-MARKET
Estimated value
$3,960,000
Industrial properties
40 New Salem St Wakefield, MA 01880-1979
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US38-0853591
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
1920
Construction
FRAME
Total area
52,022 SF
Lot
3.54 ac (154,202 SF)
Zoning code
I
APN
WAKE M:000017 B:0259 P:000046
UPID
US38-0853591
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
-
Guillow Toys Production Facility
-
Paul K Guillow Inc (Bike/Boat/Book/etc) Store Arcade & Gaming Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.56M
Blend (final)
Blend
$3.96M
Owner & transaction history
Paul K Guillow INC · 6 yrs held
Paul K Guillow INC
since 2020
7 recorded transactions
Zoning & alternative use
I · Wakefield, 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 Wakefield submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Wakefield 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
Blend value · Realmo final
$3.96M
Range $3.56M – $4.36M · ±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
$76 / 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 2020Property tax & assessments
Tax year 2020
Tax billed
$57,700
Tax year 2020
Assessed value
$2,647,200
Assessed 2024
Previous assessed
$2,506,500
+5.6% YoY
Effective rate
2.18%
On assessed value
Assessed land
$1,196,500
Assessed improvement
$1,450,700
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
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
Off-Market
Year built
1920
Construction
FRAME
Heating
FORCED AIR
Buildings
7
Stories
1
Units
7
Bathrooms
2
Total area
52,022 SF
Lot
3.54 ac (154,202 SF)
Zoning code
I
APN
WAKE M:000017 B:0259 P:000046
UPID
US38-0853591
Jurisdiction
WAKEFIELD
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
I · Wakefield, MA
Zoning I · permitted uses
I · Wakefield, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Wakefield. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1920
Construction
FRAME
Heating
FORCED AIR
Stories
1
Buildings
7
Units
7
Bathrooms
2
Lot
3.54 ac
Current owner
From public records · entity-resolved
Paul K Guillow INC
Entity
Mailing address
PO BOX 229, WAKEFIELD, MA 01880-0329
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 11, 2020
—
Paul K Guillow INC
—
Deed
related
$1,450,000 · Rockland Tr
Aug 1, 2018
—
Paul K Guillow INC
—
Deed
related
$200,000 · Rockland Tr
Sep 19, 2017
—
Paul K Guillow INC
—
Deed
related
$1,000,000 · Rockland Tr
Jun 11, 2010
—
Ink-paul K Guillow
—
Deed Of Trust
related
$750,000 · Savings Bank
Mar 16, 1998
—
Paul K Guillow INC
—
Deed Of Trust
related
$1,000,000 · Fleet National Bank
—
—
Paul K Guillow INC
—
Deed Of Trust
related
$250,000 · Mass Growth Cap Corp Mass Growth Cap Corp
—
—
Paul K Guillow INC
—
Deed Of Trust
related
$1,000,000 · Rockland Tr
—
—
Paul K Guillow INC
—
Deed Of Trust
related
$200,000 · Rockland Tr
—
—
Paul K Guillow INC
—
Deed Of Trust
related
$1,450,000 · Rockland 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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