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Property profile & analytics
OFF-MARKET
Estimated value
$55,550,000
Life science properties
400 Minuteman Rd, Andover, MA 01810-1093
Entity Owned
4-yr Hold
Free & Clear
Property ID
US38-0762819
Property profile
Verified
Property type
Life science properties
Use group
R&D FACILITY, LABS, PHARMA
Year built
1999
Construction
STEEL FRAME
Total area
150,292 SF
Lot
22.77 ac (991,992 SF)
Zoning code
ID2
APN
ANDO M:00165 B:00004 L:0000C
UPID
US38-0762819
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
-
CGI Computer & Electronic Repair
-
Navisite Business To Business Service Computer Support And Services
-
The Weather Company Television Studio Radio Station
-
The Weather Company, an IBM Business Corporate Office Business Park
-
Capital Fulfillment Group Advertising Agency Marketing & Advertising
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$55.55M
Owner & transaction history
Gannett Dc LP · 4 yrs held
Gannett Dc LP
since 2021
Last sale
$51.0M
6 recorded transactions
Zoning & alternative use
ID2 · Andover, 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 Andover submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Andover 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
$64,650,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$55.55M
Range $50.00M – $61.11M · ±10% · vs last sale $51.00M (Jul 30 2021)
Last sale anchor
$51.00M
Jul 30 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
$370 / 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
$636,279
Tax year 2024
Assessed value
$24,971,700
Assessed 2024
Previous assessed
$22,037,800
+13.3% YoY
Effective rate
2.55%
On assessed value
Assessed land
$7,650,300
Assessed improvement
$17,321,400
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
Life science properties
Use group
R&D FACILITY, LABS, PHARMA
Status
Off-Market
Year built
1999
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
1
Total area
150,292 SF
Lot
22.77 ac (991,992 SF)
Zoning code
ID2
APN
ANDO M:00165 B:00004 L:0000C
UPID
US38-0762819
Jurisdiction
ANDOVER
Metro division
ESSEX COUNTY, MA METROPOLITAN DIVISION
Zoning & alternative use
ID2 · Andover, MA
Zoning ID2 · permitted uses
ID2 · Andover, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Andover. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1999
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
1
Lot
22.77 ac
Current owner
From public records · entity-resolved
Gannett Dc LP
Entity
Free & Clear · 4 yrs held
Mailing address
5 BRYANT PARK FL, NEW YORK, NY 10018-8204
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 30, 2021
$51,000,000
Gannett Dc LP
Dcii 400 Minuteman Rd LLC
Quit Claim Arm's Length For Ne States
—
Nov 10, 2016
$37,000,000
Dcii 400 Minuteman Rd LLC
400 Minuteman Park LLC
Quit Claim Deed
—
Sep 3, 2015
$34,000,000
400 Minuteman Park LLC
400 Minuteman LLC
Quit Claim Deed
—
Dec 15, 2005
$1
400 Minuteman LLC
400 River LP
Grant Deed
related
—
Jun 17, 1999
$500,000
400 Minuteman LP
Niuna Lbgp INC
Grant Deed
$16,360,000 · Mellon Mortgage Co
Jun 26, 1997
$1,190,000
400 Minuteman LP
Digital Equipment Corp
Grant Deed
$3,980,000 · Zuckerman Family Nomi
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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