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Property profile & analytics
OFF-MARKET
Estimated value
$840,000
Office buildings
44 Diauto Dr Randolph, MA 02368-4536
Entity Owned
15-yr Hold
~
Est. High Equity
Property ID
US38-0580888
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1960
Construction
FRAME
Total area
3,292 SF
Lot
0.23 ac (9,980 SF)
Zoning code
CSBD
APN
RAND M:54 B:B L:010B
UPID
US38-0580888
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
-
LAMOUR Clinic Medical Clinic
-
Jeffrey Prophete Physician Medical Clinic
-
Casey Harrington Physician Medical Clinic
-
Spa Physical Wellness Center Physician
-
Lan Nguyen Foster Care Service Social Service Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$588k
Blend (final)
Blend
$840k
Owner & transaction history
P Lamour Props LLC · 15 yrs held
P Lamour Props LLC
since 2011
7 recorded transactions
Zoning & alternative use
CSBD · Randolph, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
CSBD district intended to promote business related uses.
Zone name
Crawford Square Business District
General category
COMMERCIAL
Zone area
120.97 ac
Source
Realmo
Top alternative use upside
Auto repair, garage
$1.1M
+9.8%
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 Randolph submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Randolph 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
$965,000
Current use
AUTO REPAIR, GARAGE
$1,060,000
Change: +10% · Conversion: Difficult
RETAIL STORES
$965,000
Change: 0% · Conversion: Moderate
COMMERCIAL (GENERAL)
$845,000
Change: -13% · Conversion: Easy
Blend value · Realmo final
$840k
Range $756k – $924k · ±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
$255 / 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
$15,922
Tax year 2024
Assessed value
$718,200
Assessed 2024
Previous assessed
$666,800
+7.7% YoY
Effective rate
2.22%
On assessed value
Assessed land
$403,500
Assessed improvement
$314,700
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Off-Market
Year built
1960
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
1
Bathrooms
3
Total area
3,292 SF
Lot
0.23 ac (9,980 SF)
Zoning code
CSBD
APN
RAND M:54 B:B L:010B
UPID
US38-0580888
Jurisdiction
RANDOLPH
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
CSBD · Randolph, MAZoning CSBD · permitted uses
CSBD · Randolph, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
CSBD district intended to promote business related uses.
Zone name
Crawford Square Business District
General category
COMMERCIAL
Zone area
120.97 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$965,000
AUTO REPAIR, GARAGE
Est. value
$1.1M
RETAIL STORES
Est. value
$965,000
COMMERCIAL (GENERAL)
Est. value
$845,000
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
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
1960
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
1
Bathrooms
3
Lot
0.23 ac
Current owner
From public records · entity-resolved
P Lamour Props LLC
Entity
Mailing address
44 DIAUTO DR, RANDOLPH, MA 02368-4536
Ownership since
2011
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 21, 2012
—
P Lamour Props LLC
—
Deed Of Trust
related
$70,000 · South Eastern Econ Dev Corp
May 24, 2011
$475,000
P Lamour Props LLC
Mst Holdings INC
Grant Deed
$237,500 · Gary Needham
May 24, 2011
—
P Lamour Props LLC
—
Deed Of Trust
related
$142,500 · Gary Needham
Aug 22, 2008
—
Mst Holdings INC
—
Deed Of Trust
related
$250,000 · Randolph Savings Bank
Aug 10, 2004
—
Mst Holdings INC
—
Deed Of Trust
related
$1,750,000 · South Shore Bank
Aug 10, 2004
$1
Mst Holdings INC
Trabulsie,michael S
Grant Deed
related
—
Dec 18, 2001
—
Michael S Trabulsie
—
Deed Of Trust
related
$255,000 · Rockland Trust Co
Jun 1, 2000
$230,000
Michael S Trabulsie
Good Samaritan Med Prc
Grant Deed
$184,000 · Rockland Trust Co
Jun 2, 1995
$466,000
Samaritan Med Prc Good
Physicians Pk Of Rand
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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