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Property profile & analytics
OFF-MARKET
Estimated value
$765,000
Industrial properties
7 Kamaitis Rd, Sutton, MA 01590-2512
Individually Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US38-0438886
Property profile
Verified
Property type
Industrial properties
Use group
MIXED USE (COMMERCIAL/INDUSTRIAL)
Year built
1984
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
5,824 SF
Lot
14.59 ac (635,540 SF)
Zoning code
B2
APN
SUTT M:0010 P:17
UPID
US38-0438886
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
-
Atlantic Express Travel Agency Tour Operator
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$810k
Comparable Approach
Comparable
$916k
Blend (final)
Blend
$765k
Owner & transaction history
Paul T Watts · 1 yrs held
Paul T Watts
since 2025
6 recorded transactions
Zoning & alternative use
B2 · Sutton, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.1M
+71.3%
Retail stores
$915,000
+42.6%
Auto repair, garage
$895,000
+39.4%
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 Sutton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sutton 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%
$875,000
6.5%
$810,000
7%
$750,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$640,000
Current use
RESTAURANT
$1,100,000
Change: +71% · Conversion: Difficult
RETAIL STORES
$915,000
Change: +43% · Conversion: Easy
AUTO REPAIR, GARAGE
$895,000
Change: +39% · Conversion: Difficult
OFFICE BUILDING
$790,000
Change: +24% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$735,000
Change: +15% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$700,000
Change: +9% · Conversion: Moderate
WAREHOUSE, STORAGE
$585,000
Change: -9% · Conversion: Difficult
Blend value · Realmo final
$765k
Range $689k – $842k · ±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
$131 / 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
$9,325
Tax year 2024
Assessed value
$735,400
Assessed 2024
Previous assessed
$735,400
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$264,800
Assessed improvement
$470,600
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
Industrial properties
Use group
MIXED USE (COMMERCIAL/INDUSTRIAL)
Status
Off-Market
Year built
1984
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Buildings
2
Stories
1
Units
1
Rooms
5
Bathrooms
1
Total area
5,824 SF
Lot
14.59 ac (635,540 SF)
Zoning code
B2
APN
SUTT M:0010 P:17
UPID
US38-0438886
Jurisdiction
SUTTON
Zoning & alternative use
B2 · Sutton, MA
Zoning B2 · permitted uses
B2 · Sutton, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Sutton. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$640,000
RESTAURANT
Est. value
$1.1M
RETAIL STORES
Est. value
$915,000
AUTO REPAIR, GARAGE
Est. value
$895,000
OFFICE BUILDING
Est. value
$790,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$735,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$700,000
WAREHOUSE, STORAGE
Est. value
$585,000
COMMERCIAL (GENERAL) Current
RESTAURANT
RETAIL STORES
AUTO REPAIR, GARAGE
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
APARTMENT HOUSE (5+ UNITS)
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
1984
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Stories
1
Buildings
2
Units
1
Rooms
5
Bathrooms
1
Lot
14.59 ac
Current owner
From public records · entity-resolved
Paul T Watts
Individual
Mailing address
233 MENDON RD, SUTTON, MA 01590-2336
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 10, 2025
—
Paul T Watts
—
Deed
related
$320,000 · Millbury National Bank
Dec 8, 2009
—
Paul T Watts JR.
—
Deed Of Trust
related
$460,000 · Millbury National Bank
Sep 8, 2008
—
Paul T Watts JR.
—
Deed Of Trust
related
$284,600 · Millbury National Bank
May 8, 2008
—
P T Watts INC
—
Deed Of Trust
related
$284,600 · Millbury National Bank
Dec 17, 2003
—
Paul T Watts JR.
—
Deed Of Trust
related
$40,000 · Millbury National Bank
Oct 22, 1997
—
Paul T Watts JR.
—
Deed Of Trust
related
$100,000 · Millbury National 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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