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Property profile & analytics
OFF-MARKET
Estimated value
$2,515,000
Office buildings
405 Vfw Dr, Rockland, MA 02370-1160
Entity Owned
17-yr Hold
~
Est. High Equity
Property ID
US38-0231043
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1988
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
14,094 SF
Lot
3.6 ac (156,816 SF)
Zoning code
INDUST
APN
ROCK M:20 B:0 L:50
UPID
US38-0231043
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
-
New England Combustion Products, Inc. HVAC Service General Contractor
-
The Wilkinson Companies HVAC Service General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.17M
Blend (final)
Blend
$2.52M
Owner & transaction history
405 Vfw Drive LLC · 17 yrs held
405 Vfw Drive LLC
since 2009
7 recorded transactions
Zoning & alternative use
INDUST · Rockland, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.7M
+30.5%
Industrial (general)
$3.2M
+12.4%
Retail stores
$2.9M
+2.7%
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 Rockland submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Rockland 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
$2,845,000
Current use
RESTAURANT
$3,715,000
Change: +31% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$3,200,000
Change: +12% · Conversion: Difficult
RETAIL STORES
$2,925,000
Change: +3% · Conversion: Moderate
AUTO REPAIR, GARAGE
$2,915,000
Change: +2% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,565,000
Change: -10% · Conversion: Easy
Blend value · Realmo final
$2.52M
Range $2.26M – $2.77M · ±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
$178 / 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
$33,288
Tax year 2024
Assessed value
$2,367,600
Assessed 2024
Previous assessed
$2,106,100
+12.4% YoY
Effective rate
1.41%
On assessed value
Assessed land
$354,300
Assessed improvement
$2,013,300
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1988
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Bathrooms
3
Total area
14,094 SF
Lot
3.6 ac (156,816 SF)
Zoning code
INDUST
APN
ROCK M:20 B:0 L:50
UPID
US38-0231043
Jurisdiction
ROCKLAND
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
INDUST · Rockland, MA
Zoning INDUST · permitted uses
INDUST · Rockland, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Rockland. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$2.8M
RESTAURANT
Est. value
$3.7M
INDUSTRIAL (GENERAL)
Est. value
$3.2M
RETAIL STORES
Est. value
$2.9M
AUTO REPAIR, GARAGE
Est. value
$2.9M
COMMERCIAL (GENERAL)
Est. value
$2.6M
OFFICE BUILDING Current
RESTAURANT
INDUSTRIAL (GENERAL)
RETAIL STORES
AUTO REPAIR, GARAGE
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
1988
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Bathrooms
3
Lot
3.6 ac
Current owner
From public records · entity-resolved
405 Vfw Drive LLC
Entity
Mailing address
405 VFW DR, ROCKLAND, MA 02370-1160
Ownership since
2009
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 30, 2024
—
405 Vfw Drive LLC
—
Deed
related
$500,000 · South Shore Bank
Jun 16, 2020
—
405 Vfw Drive LLC
—
Deed
related
$1,500,000 · South Shore Bank
Jun 2, 2009
$1,800,000
405 Vfw Drive LLC
Diven Prop LLC
Grant Deed
$1,360,000 · Webster Bank
Apr 10, 2008
$1,375,000
Diven Prop LLC
Comoletti,steven D
Grant Deed
$80,000,000 · Webster Bank
Feb 10, 2004
—
Rockman Realty LLC
—
Deed Of Trust
related
$491,069 · Fleet National Bank
Mar 16, 1999
—
Rockman RT
—
Deed Of Trust
related
$621,477 · Gary Needham
Apr 26, 1996
—
Rockman RT
—
Deed Of Trust
related
$1,400,000 · Fleet National Bank
Sep 1, 1994
—
Rockman RT
—
Deed Of Trust
related
$654,843 · Fleet National Bank
Feb 19, 1992
—
Rockman RT
—
Deed Of Trust
related
$3,700 · Fleet National Bank
Sep 19, 1989
—
Rockman RT
—
Deed Of Trust
related
$800,000 · Bank Of N E South
Oct 12, 1988
—
Rockman RT
—
Deed Of Trust
related
$1,000,000 · South Shore Bank
Jun 5, 1987
—
Rockman RT
—
Deed Of Trust
related
$1,600,000 · Medford 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.
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