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Property profile & analytics
OFF-MARKET
Estimated value
$8,715,000
Warehouses
46 Industrial Rd, Leominster, MA 01453-1938
Entity Owned
18-yr Hold
~
Est. High Equity
Property ID
US38-2226028
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1950
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
120,432 SF
Lot
10.95 ac (476,982 SF)
APN
LEOM M:0251 B:0021 L:0000
UPID
US38-2226028
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
-
F&M Tool And Plastics Inc. Warehouse & Storage
-
The Paper Store - Distribution Center Warehouse & Storage
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$8.40M
Blend (final)
Blend
$8.72M
Owner & transaction history
Tps LLC · 18 yrs held
Tps LLC
since 2007
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$14.5M
+19.6%
Commercial (general)
$13.9M
+14.7%
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 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
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
WAREHOUSE, STORAGE
$12,085,000
Current use
APARTMENT HOUSE (5+ UNITS)
$14,450,000
Change: +20% · Conversion: Difficult
COMMERCIAL (GENERAL)
$13,860,000
Change: +15% · Conversion: Difficult
Blend value · Realmo final
$8.72M
Range $7.84M – $9.59M · ±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
$72 / 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
$75,429
Tax year 2024
Assessed value
$5,198,400
Assessed 2024
Previous assessed
$4,490,300
+15.8% YoY
Effective rate
1.45%
On assessed value
Assessed land
$679,200
Assessed improvement
$4,519,200
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1950
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Buildings
1
Stories
2
Units
1
Bathrooms
2
Total area
120,432 SF
Lot
10.95 ac (476,982 SF)
APN
LEOM M:0251 B:0021 L:0000
UPID
US38-2226028
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
WAREHOUSE, STORAGE Current
Est. value
$12.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$14.5M
COMMERCIAL (GENERAL)
Est. value
$13.9M
WAREHOUSE, STORAGE Current
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
1950
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Stories
2
Buildings
1
Units
1
Bathrooms
2
Lot
10.95 ac
Current owner
From public records · entity-resolved
Tps LLC
Entity
Mailing address
20 MAIN ST STE B3, ACTON, MA 01720-3575
Ownership since
2007
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
Jul 23, 2021
—
Tps LLC
—
Deed
related
$3,142,294 · Middlesex Savings Bank
Dec 27, 2013
—
Tps LLC
—
Deed Of Trust
related
$4,047,000 · Middlesex Savings Bank
Sep 14, 2007
$2,591,625
Tps LLC
Amresco Commercial Corp
Grant Deed
$2,600,000 · Middlesex Savings Bank
Mar 17, 2006
$3,554,000
Lasalle Bank NA Tr
Bgh Family LP
One Of Committee, Strict Foreclosure, Sheriff, Or Redemption Deeds
related
—
May 21, 1997
—
Bgh Family LP
—
Deed Of Trust
related
$3,535,000 · Worth Funding INC
Jun 10, 1988
—
B G H Rlty Tr
—
Deed Of Trust
related
$5,025,000 · Neworld Bank Svgs
May 15, 1987
—
Bgh RT
—
Deed Of Trust
related
$2,960,000 · Zuckerman Family Nomi
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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