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Property profile & analytics
OFF-MARKET
Estimated value
$2,185,000
Manufacturing properties
45 Francis St, Leominster, MA 01453-4911
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US38-0267921
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1984
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
20,000 SF
Lot
1.62 ac (70,567 SF)
APN
LEOM M:0318 B:0059 L:0000
UPID
US38-0267921
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
-
Comairco Production Facility Building Supply
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.78M
CAP Approach
CAP
$2.81M
Comparable Approach
Comparable
$2.01M
Blend (final)
Blend
$2.19M
Owner & transaction history
45f LLC · 1 yrs held
45f LLC
since 2025
Last sale
$3.0M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$3.1M
+115.4%
Auto repair, garage
$3.1M
+110.6%
Office building
$2.9M
+96.2%
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 Leominster submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Leominster 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
$1,595,000
ML approach
$1,775,000
CAP Approach
CAP Return
Estimation
6%
$3,045,000
6.5%
$2,810,000
7%
$2,610,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$1,455,000
Current use
RETAIL STORES
$3,140,000
Change: +115% · Conversion: Moderate
AUTO REPAIR, GARAGE
$3,070,000
Change: +111% · Conversion: Easy
OFFICE BUILDING
$2,860,000
Change: +96% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$2,525,000
Change: +73% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$2,400,000
Change: +65% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,300,000
Change: +58% · Conversion: Difficult
Blend value · Realmo final
$2.19M
Range $1.97M – $2.40M · ±10% · vs last sale $3.00M (Dec 12 2024)
Last sale anchor
$3.00M
Dec 12 2024
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
$109 / 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
$16,254
Tax year 2024
Assessed value
$1,120,200
Assessed 2024
Previous assessed
$1,039,100
+7.8% YoY
Effective rate
1.45%
On assessed value
Assessed land
$232,800
Assessed improvement
$887,400
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1984
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
1
Bathrooms
7
Total area
20,000 SF
Lot
1.62 ac (70,567 SF)
APN
LEOM M:0318 B:0059 L:0000
UPID
US38-0267921
Jurisdiction
LEOMINSTER
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$1.5M
RETAIL STORES
Est. value
$3.1M
AUTO REPAIR, GARAGE
Est. value
$3.1M
OFFICE BUILDING
Est. value
$2.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.5M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.4M
COMMERCIAL (GENERAL)
Est. value
$2.3M
INDUSTRIAL (GENERAL) Current
RETAIL STORES
AUTO REPAIR, GARAGE
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
APARTMENT HOUSE (5+ UNITS)
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
1984
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
1
Bathrooms
7
Lot
1.62 ac
Current owner
From public records · entity-resolved
45f LLC
Entity
Mailing address
44 BEARFOOT RD, NORTHBOROUGH, MA 01532-1559
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 12, 2025
$3,000,000
45f LLC
Francis Maclean RT
Deed
—
Jul 1, 2022
$1,650,000
Francis Maclean RT
Dc Properties LLC
Quit Claim Arm's Length For Ne States
$1,320,000 · Avidia Bank
Jun 4, 2014
$870,000
Dc Properties LLC
Rollstone Properties LLC
Quit Claim Deed
$435,000 · Enterprise Bank & Trust
Jul 30, 2010
—
Rollstone Prop LLC
—
Deed Of Trust
related
$276,000 · Middlesex Savings Bank
Jul 30, 2010
$690,000
Rollstone Prop LLC
Lds Ltd LLC
One Of Committee, Strict Foreclosure, Sheriff, Or Redemption Deeds
related
$345,000 · Middlesex Savings Bank
Jul 16, 2008
$1
Leominster Machinery LLC
Lds Limited LLC
Grant Deed
—
Jul 29, 2005
—
Lds Limited LLC
—
Deed Of Trust
related
$497,000 · Worc Bus Dev Corp
May 18, 2005
$1,000,000
Lds Limited LLC
Lee Rlty Int
Deed
$687,500 · Flagship Bk Tr Co
Oct 16, 1997
—
Lee Realty Investment
—
Deed Of Trust
related
$500,000 · First Massachusetts Bank
Sep 3, 1992
—
Lee Rlty Invest Tr
—
Deed Of Trust
related
$150,000 · Mechanics Bank
Feb 27, 1987
$80,000
Lee Realty Invest Tr
Lynx INC
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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