Individually Owned Property summary
AI-generated overview
A single-story warehouse facility is located in Randolph, Massachusetts, approximately 0.7 miles from Route 128 with access to Route 28. The building includes 154,415 square feet of plant area, 9,240 square feet of office area, and a 5,600 square foot plant mezzanine, for a total building size of approximately 162,000 square feet.
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1986
Construction
STEEL FRAME
Total area
163,655 SF
Lot
11.98 ac (521,849 SF)
Zoning code
I
APN
RAND M:04 B:G L:001LOT-2
UPID
US38-1665311
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Industrial Manufacturer Production Facility
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$26.78M
Comparable Approach
Comparable
$23.78M
Blend (final)
Blend
$21.44M
Owner & transaction history
since 2018
5 recorded transactions
Zoning & alternative use
I · Randolph, MA
Top alternative use upside
Warehouse, storage
$28.3M
+5.4%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 3 comparables with addresses
2 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$21.44M
Value range
$19.29M – $23.58M
±10% around blend
Estimated value / SF
$131 / SF
Confidence
Low
3 county-verified comps
Property data
100
Market benchmarks
33
Comparable evidence
30
$19.29M
blend $21.44M
$23.58M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
163,655 SF
Lot area
11.98 ac
Year built
1986
Stories
2
APN
RAND M:04 B:G L:001LOT-2
Zoning
I
Assessed value
$15,037,000
Annual tax
$333,370
3
Income approach: direct capitalization
Partial preview
Income approach indication
$26.78M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$29.02M
@ 6.5% CAP return
$26.78M
@ 7% CAP return
$24.87M
4
Sales comparison
Partial preview
Sales approach indication
$20.09M
Weighted, 3 comps · low confidence
Evidence
3 found · 3 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
11.1 mi away · 131,418 SF
15.7 mi away · 124,840 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$21.44M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 146 sales
$164
-20%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $131/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Warehouse, Storage
Gross theoretical uplift
+5%
vs current-use indication
Industrial (general) · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 3 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$15.04M
Move the market yield to see immediate price impact.
Value / SF
$92
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$947k
$18.95M
$13.53M
$10.53M
$1.05M
$21.05M
$15.04M
$11.70M
$1.16M
$23.16M
$16.54M
$12.86M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
3 found
Low confidence · county-verified
Closest comparable
$22.20M
5.0 mi · Jan 2026 · $154/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$333,370
Tax year 2024
Assessed value
$15,037,000
Assessed 2024
Previous assessed
$13,977,800
+7.6% YoY
Effective rate
2.22%
On assessed value
Assessed land
$5,084,100
Assessed improvement
$9,952,900
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1986
Construction
STEEL FRAME
Heating
SPACE
Cooling
YES
Buildings
1
Stories
2
Units
1
Bathrooms
15
Total area
163,655 SF
Lot
11.98 ac (521,849 SF)
Zoning code
I
APN
RAND M:04 B:G L:001LOT-2
UPID
US38-1665311
Jurisdiction
RANDOLPH
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
I · Randolph, MAZoning I · permitted uses
I · Randolph, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1986
Construction
STEEL FRAME
Heating
SPACE
Cooling
Yes
Stories
2
Buildings
1
Units
1
Bathrooms
15
Lot
11.98 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
I
Jurisdiction
Randolph, MA
Recorded code
I
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Debt & historyRecorded loans and transaction history
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