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Property profile & analytics
OFF-MARKET
Estimated value
$855,000
Life science properties
401 Griffin Brk Dr, Methuen, MA 01844-1883
Individually Owned
26-yr Hold
~
Est. High Equity
Property ID
US38-1015084
Property profile
Verified
Property type
Life science properties
Use group
R&D FACILITY, LABS, PHARMA
Year built
1997
Construction
STEEL FRAME
Total area
41,285 SF
Lot
18.93 ac (824,591 SF)
Zoning code
IL
APN
METH M:00220 B:00165A L:00009F
UPID
US38-1015084
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
-
Greater Lawrence Family Health Center IT Corporate Office
-
ULVAC Technologies, Inc. Corporate Office
-
GLFHC Mobile Unit Community Health Centre Health Care Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.13M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$580k
Blend (final)
Blend
$855k
Owner & transaction history
Dudley Griffin Nt · 26 yrs held
Dudley Griffin Nt
since 1999
7 recorded transactions
Zoning & alternative use
IL · Methuen, 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 Methuen submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Methuen 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
$1,125,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
R&D FACILITY, LABORATORY, RESEARCH FACILITY, COSMETICS, PHARMACEUTICAL
$775,000
Current use
Blend value · Realmo final
$855k
Range $770k – $941k · ±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
$21 / 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
$75,936
Tax year 2024
Assessed value
$3,616,000
Assessed 2024
Previous assessed
$3,261,400
+10.9% YoY
Effective rate
2.10%
On assessed value
Assessed land
$1,222,200
Assessed improvement
$2,393,800
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
Life science properties
Use group
R&D FACILITY, LABS, PHARMA
Status
Off-Market
Year built
1997
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
1
Bathrooms
12
Total area
41,285 SF
Lot
18.93 ac (824,591 SF)
Zoning code
IL
APN
METH M:00220 B:00165A L:00009F
UPID
US38-1015084
Jurisdiction
METHUEN
Metro division
ESSEX COUNTY, MA METROPOLITAN DIVISION
Zoning & alternative use
IL · Methuen, MA
Zoning IL · permitted uses
IL · Methuen, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Methuen. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
R&D FACILITY, LABORATORY, RESEARCH FACILITY, COSMETICS, PHARMACEUTICAL Current
Est. value
$775,000
R&D FACILITY, LABORATORY, RESEARCH FACILITY, COSMETICS, PHARMACEUTICAL 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
1997
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
1
Bathrooms
12
Lot
18.93 ac
Current owner
From public records · entity-resolved
Dudley Griffin Nt
Individual
Mailing address
650 SUFFOLK ST STE G15, LOWELL, MA 01854-3600
Ownership since
1999
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
Mar 27, 2008
—
Cap Fed LLC
—
Deed Of Trust
related
$3,100,000 · Enterprise Bank & Trust
Dec 10, 1999
$3,600,000
Dudley Griffin Nt
Cap Griffin LLC
Grant Deed
$2,550,000 · Zuckerman Family Nomi
Mar 12, 1998
—
Cap Federal LLC
—
Deed Of Trust
related
$3,375,000 · Holliday Fenoglio LP
Jun 27, 1997
—
Cap Federal LLC
—
Deed Of Trust
related
$2,700,000 · Citizens Bank Of Ma
May 16, 1997
$575,000
Cap Federal LLC
Griffin Brook Pk RT
Grant Deed
—
Dec 28, 1993
—
Brook Park Ass Griffin
—
Deed Of Trust
related
$930,000 · Misc Other
Dec 22, 1988
$4,070,592
Brook Pk Assoc Griffin
Alpha Industries
Grant Deed
—
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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