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Property profile & analytics
OFF-MARKET
Estimated value
$545,000
Manufacturing properties
42 School St, Middleton, MA 01949-1307
Individually Owned
28-yr Hold
~
Est. High Equity
Property ID
US38-0503019
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1969
Construction
STEEL FRAME
Total area
3,400 SF
Lot
2.82 ac (122,709 SF)
Zoning code
M1
APN
MIDD M:0011 B:0000 L:0007
UPID
US38-0503019
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
$410k
CAP Approach
CAP
$555k
Comparable Approach
Comparable
$355k
Blend (final)
Blend
$545k
Owner & transaction history
Locolet Ft · 28 yrs held
Locolet Ft
since 1998
1 recorded transaction
Zoning & alternative use
M1 · Middleton, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$875,000
+57.0%
Auto repair, garage
$815,000
+46.3%
Retail stores
$755,000
+35.8%
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 Middleton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Middleton 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
$410,000
CAP Approach
CAP Return
Estimation
6%
$605,000
6.5%
$555,000
7%
$515,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$555,000
Current use
OFFICE BUILDING
$875,000
Change: +57% · Conversion: Difficult
AUTO REPAIR, GARAGE
$815,000
Change: +46% · Conversion: Easy
RETAIL STORES
$755,000
Change: +36% · Conversion: Moderate
COMMERCIAL (GENERAL)
$680,000
Change: +22% · Conversion: Difficult
WAREHOUSE, STORAGE
$480,000
Change: -14% · Conversion: Easy
Blend value · Realmo final
$545k
Range $491k – $600k · ±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
$160 / 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
$11,228
Tax year 2024
Assessed value
$952,300
Assessed 2024
Previous assessed
$952,300
+0.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$883,700
Assessed improvement
$68,600
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1969
Construction
STEEL FRAME
Heating
SPACE
Buildings
1
Stories
1
Units
1
Bathrooms
1
Total area
3,400 SF
Lot
2.82 ac (122,709 SF)
Zoning code
M1
APN
MIDD M:0011 B:0000 L:0007
UPID
US38-0503019
Jurisdiction
MIDDLETON
Metro division
ESSEX COUNTY, MA METROPOLITAN DIVISION
Zoning & alternative use
M1 · Middleton, MA
Zoning M1 · permitted uses
M1 · Middleton, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Middleton. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$555,000
OFFICE BUILDING
Est. value
$875,000
AUTO REPAIR, GARAGE
Est. value
$815,000
RETAIL STORES
Est. value
$755,000
COMMERCIAL (GENERAL)
Est. value
$680,000
WAREHOUSE, STORAGE
Est. value
$480,000
INDUSTRIAL (GENERAL) Current
OFFICE BUILDING
AUTO REPAIR, GARAGE
RETAIL STORES
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
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
1969
Construction
STEEL FRAME
Heating
SPACE
Stories
1
Buildings
1
Units
1
Bathrooms
1
Lot
2.82 ac
Current owner
From public records · entity-resolved
Locolet Ft
Individual
Mailing address
PO BOX 1134, MIDDLETON, MA 01949-3134
Ownership since
1998
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 29, 1998
—
Locolet Ft
—
Deed Of Trust
related
$70,000 · Danvers 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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