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Property profile & analytics
OFF-MARKET
Estimated value
$61,010,000
Life science properties
60 Minuteman Rd 100, Andover, MA 01810-1008
Individually Owned
4-yr Hold
~
Est. High Equity
Property ID
US38-1582573
Property profile
Verified
Property type
Life science properties
Use group
R&D FACILITY, LABS, PHARMA
Year built
1979
Construction
STEEL FRAME
Total area
382,753 SF
Lot
25.86 ac (1,126,592 SF)
Zoning code
ID2
APN
ANDO M:00187 B:00006 L:00000
UPID
US38-1582573
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
-
Neodent US Dental Office
-
Straumann Manufacturing US Dental Office
-
Medentika US Dental Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$61.01M
Owner & transaction history
Are Ma Region No 97 Hldg · 4 yrs held
Are Ma Region No 97 Hldg
since 2022
Last sale
$58.7M
7 recorded transactions
Zoning & alternative use
ID2 · Andover, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$81.8M
+1,040.3%
Office building
$65.1M
+808.0%
Restaurant
$62.6M
+773.6%
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 Andover submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Andover 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
$65,650,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$81,750,000
Change: +1,040% · Conversion: Difficult
OFFICE BUILDING
$65,090,000
Change: +808% · Conversion: Difficult
RESTAURANT
$62,625,000
Change: +774% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$50,410,000
Change: +603% · Conversion: Difficult
AUTO REPAIR, GARAGE
$49,450,000
Change: +590% · Conversion: Difficult
RETAIL STORES
$37,095,000
Change: +417% · Conversion: Difficult
Blend value · Realmo final
$61.01M
Range $54.91M – $67.11M · ±10% · vs last sale $58.69M (Jan 12 2022)
Last sale anchor
$58.69M
Jan 12 2022
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
$159 / 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
$1,361,009
Tax year 2024
Assessed value
$53,414,800
Assessed 2024
Previous assessed
$48,242,600
+10.7% YoY
Effective rate
2.55%
On assessed value
Assessed land
$15,195,400
Assessed improvement
$38,219,400
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Life science properties
Use group
R&D FACILITY, LABS, PHARMA
Status
Off-Market
Year built
1979
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
1
Total area
382,753 SF
Lot
25.86 ac (1,126,592 SF)
Zoning code
ID2
APN
ANDO M:00187 B:00006 L:00000
UPID
US38-1582573
Jurisdiction
ANDOVER
Metro division
ESSEX COUNTY, MA METROPOLITAN DIVISION
Zoning & alternative use
ID2 · Andover, MA
Zoning ID2 · permitted uses
ID2 · Andover, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Andover. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$81.8M
OFFICE BUILDING
Est. value
$65.1M
RESTAURANT
Est. value
$62.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$50.4M
AUTO REPAIR, GARAGE
Est. value
$49.5M
RETAIL STORES
Est. value
$37.1M
COMMERCIAL (GENERAL)
OFFICE BUILDING
RESTAURANT
APARTMENT HOUSE (5+ UNITS)
AUTO REPAIR, GARAGE
RETAIL STORES
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
1979
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
1
Lot
25.86 ac
Current owner
From public records · entity-resolved
Are Ma Region No 97 Hldg
Individual
Mailing address
26 N EUCLID AVE, PASADENA, CA 91101-1961
Ownership since
2022
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
Nov 18, 2024
—
Div 100 Minuteman LLC
—
Deed
related
$49,310,000 · M & T Bank
Jan 12, 2022
$58,689,000
Are Ma Region No 97 Hldg
Whetstone 100 Minuteman
Quit Claim Arm's Length For Ne States
$154,000,000 · Are Ma Region No 97 L
Oct 26, 2017
—
Whetstone 100 Minuteman
100 Minuteman Park LLC
Quit Claim Deed
related
$118,000,000 · Bank Of America
Sep 3, 2015
$43,073,100
100 Minuteman Park LLC
100 Minuteman LLC
Quit Claim Deed
—
Mar 19, 2004
$25,312,380
I Minuteman
100 Minuteman LP
Grant Deed
—
Jul 31, 1996
—
100 Minuteman LP
—
Deed Of Trust
related
$15,000 · Life Investors Insura
Oct 11, 1995
$7,500,000
100 Minuteman LP
Digital Equipment
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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