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Property profile & analytics
FOR LEASE
Office buildings
400 Boston Post Rd W-21, Sudbury, MA 01776
Entity Owned
14-yr Hold
~
Est. High Equity
Property ID
US38-0620560
For Lease
1 / 19
$650/Mo
400 Boston Post Rd,Unit W-21, Sudbury, MA 01776
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Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1800
Construction
FRAME
Total area
3,872 SF
Lot
0.47 ac (20,473 SF)
Zoning code
BD
APN
SUDB K-08-00081.
UPID
US38-0620560
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$863k
Blend (final)
Blend
$655k
Owner & transaction history
400 Boston Post Road LLC · 14 yrs held
400 Boston Post Road LLC
since 2012
7 recorded transactions
Zoning & alternative use
BD · Sudbury, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.1M
+8.9%
Neighborhood: shopping center
$1.1M
+7.2%
Retail stores
$1.0M
+4.3%
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 Sudbury submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sudbury 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
OFFICE BUILDING
$1,000,000
Current use
AUTO REPAIR, GARAGE
$1,090,000
Change: +9% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,075,000
Change: +7% · Conversion: Difficult
RETAIL STORES
$1,045,000
Change: +4% · Conversion: Moderate
COMMERCIAL (GENERAL)
$1,000,000
Change: 0% · Conversion: Easy
Blend value · Realmo final
$655k
Range $590k – $721k · ±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
$169 / 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
$17,774
Tax year 2024
Assessed value
$840,000
Assessed 2024
Previous assessed
$1,049,900
-20.0% YoY
Effective rate
2.12%
On assessed value
Assessed land
$436,500
Assessed improvement
$403,500
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Office buildings
Use group
OFFICE BUILDING
Status
For Lease
Year built
1800
Construction
FRAME
Heating
FORCED AIR
Buildings
1
Stories
2
Units
1
Bathrooms
3
Total area
3,872 SF
Lot
0.47 ac (20,473 SF)
Zoning code
BD
APN
SUDB K-08-00081.
UPID
US38-0620560
Jurisdiction
SUDBURY
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
BD · Sudbury, MA
Zoning BD · permitted uses
BD · Sudbury, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Sudbury. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.0M
AUTO REPAIR, GARAGE
Est. value
$1.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.1M
RETAIL STORES
Est. value
$1.0M
COMMERCIAL (GENERAL)
Est. value
$1.0M
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
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
1800
Construction
FRAME
Heating
FORCED AIR
Stories
2
Buildings
1
Units
1
Bathrooms
3
Lot
0.47 ac
Current owner
From public records · entity-resolved
400 Boston Post Road LLC
Entity
Mailing address
400 BOSTON POST RD, SUDBURY, MA 01776-3009
Ownership since
2012
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
Mar 1, 2012
$350,000
400 Boston Post Road LLC
Us 2 RT
Grant Deed
$500,000 · Marlborough Savings Bank
Dec 22, 2004
—
Ronald A Stephan
—
Deed Of Trust
related
$250,000 · Middlesex Savings Bank
Nov 12, 1999
—
Ursula M Stephan
—
Deed Of Trust
related
$40,800 · Worth Funding INC
Dec 21, 1995
—
Us2 RT
—
Deed Of Trust
related
$130,000 · Middlesex Savings Bank
Jan 25, 1993
—
Us2 RT
—
Deed Of Trust
related
$15,000 · Zuckerman Family Nomi
Jan 19, 1988
$900,000
Subistro RT
Sudbury Landing INC
Grant Deed
$750,000 · Shawmut Bank Of Boston
Jan 19, 1988
—
Subistro RT
—
Deed Of Trust
related
$302,250 · Zuckerman Family Nomi
Dec 3, 1987
$438,250
Usz Realty Tr
Sudbury Landing INC
Grant Deed
$320,000 · Comfed Savings Bank
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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