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Property profile & analytics
OFF-MARKET
Estimated value
$3,920,000
Manufacturing properties
65 Westover Rd, Ludlow, MA 01056-1205
Entity Owned
17-yr Hold
~
Est. High Equity
Property ID
US38-1219123
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1988
Construction
STEEL FRAME
Total area
90,554 SF
Lot
7.93 ac (345,257 SF)
APN
LUDL M:3 B:17925 P:100
UPID
US38-1219123
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
-
Kleeberg Sheet Metal Inc Production Facility Metal Fabrication Plant
-
Kleeberg Mechanical Services LLC Hardware & Home Improvement HVAC Service
-
Kleeberg Mechanical Services Hardware & Home Improvement HVAC Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.98M
Blend (final)
Blend
$3.92M
Owner & transaction history
Westover Road Assoc LLC · 17 yrs held
Westover Road Assoc LLC
since 2009
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Ludlow submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Ludlow 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
INDUSTRIAL (GENERAL)
$5,080,000
Current use
WAREHOUSE, STORAGE
$4,630,000
Change: -9% · Conversion: Easy
Blend value · Realmo final
$3.92M
Range $3.53M – $4.31M · ±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
$43 / 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
$74,571
Tax year 2024
Assessed value
$4,122,200
Assessed 2024
Previous assessed
$3,793,700
+8.7% YoY
Effective rate
1.81%
On assessed value
Assessed land
$423,000
Assessed improvement
$3,699,200
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
1988
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Rooms
18
Total area
90,554 SF
Lot
7.93 ac (345,257 SF)
APN
LUDL M:3 B:17925 P:100
UPID
US38-1219123
Jurisdiction
LUDLOW
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
$5.1M
WAREHOUSE, STORAGE
Est. value
$4.6M
INDUSTRIAL (GENERAL) Current
WAREHOUSE, STORAGE
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
1988
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Rooms
18
Lot
7.93 ac
Current owner
From public records · entity-resolved
Westover Road Assoc LLC
Entity
Mailing address
65 WESTOVER RD, LUDLOW, MA 01056-1205
Ownership since
2009
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 20, 2009
$3,500,000
Westover Road Assoc LLC
Kleeberg,richard A
Grant Deed
$3,500,000 · Richard A Kleeberg
Sep 6, 2001
—
Richard A Kleeberg
—
Deed Of Trust
related
$1,000,000 · Park West Bank
Jun 25, 1998
—
Richard A Kleeberg
—
Deed Of Trust
related
$1,520,405 · Park West Bank
Sep 9, 1988
$200,000
Richard A Kleeberg
Kleeberg Sheet Metl
Grant Deed
related
$2,000,000 · Park West Bank
Apr 30, 1987
$198,155
Sheet Metal Kleeberg
Westover Metro Dev
Grant Deed
$200,000 · Park West Bank
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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