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Property profile & analytics
OFF-MARKET
Estimated value
$1,610,000
Manufacturing properties
50 Pratts Jct Rd, Sterling, MA 01564-2340
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US38-0843919
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1989
Construction
STEEL FRAME
Total area
12,200 SF
Lot
2 ac (87,120 SF)
APN
STER M:00046 L:00039
UPID
US38-0843919
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
by Request
CAP Approach
CAP
$1.72M
Comparable Approach
Comparable
$1.23M
Blend (final)
Blend
$1.61M
Owner & transaction history
Cll LLC · 1 yrs held
Cll LLC
since 2025
Last sale
$1.8M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.3M
+135.6%
Retail stores
$1.9M
+96.0%
Auto repair, garage
$1.9M
+91.7%
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 Sterling submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sterling 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%
$1,855,000
6.5%
$1,715,000
7%
$1,590,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$975,000
Current use
RESTAURANT
$2,300,000
Change: +136% · Conversion: Difficult
RETAIL STORES
$1,915,000
Change: +96% · Conversion: Moderate
AUTO REPAIR, GARAGE
$1,870,000
Change: +92% · Conversion: Easy
OFFICE BUILDING
$1,660,000
Change: +70% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,540,000
Change: +58% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$1,465,000
Change: +50% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,345,000
Change: +38% · Conversion: Difficult
Blend value · Realmo final
$1.61M
Range $1.45M – $1.77M · ±10% · vs last sale $1.75M (Jan 3 2025)
Last sale anchor
$1.75M
Jan 3 2025
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
$132 / 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
$12,530
Tax year 2024
Assessed value
$941,400
Assessed 2024
Previous assessed
$607,300
+55.0% YoY
Effective rate
1.33%
On assessed value
Assessed land
$169,400
Assessed improvement
$772,000
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
1989
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
3
Bathrooms
4
Total area
12,200 SF
Lot
2 ac (87,120 SF)
APN
STER M:00046 L:00039
UPID
US38-0843919
Jurisdiction
STERLING
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
$975,000
RESTAURANT
Est. value
$2.3M
RETAIL STORES
Est. value
$1.9M
AUTO REPAIR, GARAGE
Est. value
$1.9M
OFFICE BUILDING
Est. value
$1.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.5M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.5M
COMMERCIAL (GENERAL)
Est. value
$1.3M
INDUSTRIAL (GENERAL) Current
RESTAURANT
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
1989
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
3
Bathrooms
4
Lot
2 ac
Current owner
From public records · entity-resolved
Cll LLC
Entity
Mailing address
32 CANDLEBERRY LN, HARVARD, MA 01451-1641
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
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 3, 2025
$1,750,000
Cll LLC
Diversified Invs LLC
Deed
$1,700,000 · Rockland Trust Co
Nov 6, 2008
$800,000
Diversified Investme LLC
53 Houghton Street RT
Grant Deed
$640,000 · Middlesex Savings Bank
May 4, 2007
$675,000
53 Houghton Street RT
New England Mold RT
Grant Deed
$540,000 · Hudson Savings Bank
May 4, 2007
—
53 Houghton Street RT
—
Deed Of Trust
related
$328,000 · Hudson Savings Bank
May 28, 2004
—
Fred W Barhoff
—
Deed Of Trust
related
$625,000 · Massachusetts Dev Fin'l Agency
Oct 6, 1998
—
New England Mold RT
—
Deed Of Trust
related
$100,000 · First Natl Bk New Eng
Dec 23, 1994
—
New England Mold RT
—
Deed Of Trust
related
$500,000 · Zuckerman Family Nomi
Jul 3, 1991
—
New England Mold RT
—
Deed Of Trust
related
$650,000 · Ma Business Development Corp
Dec 13, 1989
—
Reg Rlty Corp I
—
Deed Of Trust
related
$900,000 · Mechanics Bank
Nov 13, 1989
$82,500
New England Mold RT
New Engl Mold Leom
Grant Deed
related
—
Nov 13, 1989
—
New England Mold RT
—
Deed Of Trust
related
$525,000 · Bank Of Boston Ct
Sep 1, 1989
$82,500
Eng Mold Leom New
W P Spratt Co
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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