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Property profile & analytics
OFF-MARKET
Estimated value
$5,065,000
Life science properties
70 Codman Hl Rd, Boxboro, MA 01719-1737
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US38-0898357
Property profile
Verified
Property type
Life science properties
Use group
R&D FACILITY, LABS, PHARMA
Year built
1997
Construction
STEEL FRAME
Total area
51,340 SF
Lot
13.85 ac (603,090 SF)
Zoning code
C
APN
BOXB M:12 B:003 L:000
UPID
US38-0898357
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
$5.13M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$6.86M
Blend (final)
Blend
$5.07M
Owner & transaction history
Concord 70 Codman LLC · 4 yrs held
Concord 70 Codman LLC
since 2021
Last sale
$5.1M
6 recorded transactions
Zoning & alternative use
C · Boxboro, MA
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 Boxboro submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Boxboro 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
$4,855,000
ML approach
$5,130,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
R&D FACILITY, LABORATORY, RESEARCH FACILITY, COSMETICS, PHARMACEUTICAL
$8,370,000
Current use
INDUSTRIAL (GENERAL)
$7,880,000
Change: -6% · Conversion: Difficult
Blend value · Realmo final
$5.07M
Range $4.56M – $5.57M · ±10% · vs last sale $5.14M (Dec 9 2021)
Last sale anchor
$5.14M
Dec 9 2021
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
$99 / 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
$74,796
Tax year 2024
Assessed value
$4,989,700
Assessed 2024
Previous assessed
$4,883,300
+2.2% YoY
Effective rate
1.50%
On assessed value
Assessed land
$640,200
Assessed improvement
$4,349,500
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
Life science properties
Use group
R&D FACILITY, LABS, PHARMA
Status
Off-Market
Year built
1997
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
2
Stories
2
Units
2
Total area
51,340 SF
Lot
13.85 ac (603,090 SF)
Zoning code
C
APN
BOXB M:12 B:003 L:000
UPID
US38-0898357
Jurisdiction
BOXBORO
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
C · Boxboro, MA
Zoning C · permitted uses
C · Boxboro, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Boxboro. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
R&D FACILITY, LABORATORY, RESEARCH FACILITY, COSMETICS, PHARMACEUTICAL Current
Est. value
$8.4M
INDUSTRIAL (GENERAL)
Est. value
$7.9M
R&D FACILITY, LABORATORY, RESEARCH FACILITY, COSMETICS, PHARMACEUTICAL Current
INDUSTRIAL (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
1997
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
2
Units
2
Lot
13.85 ac
Current owner
From public records · entity-resolved
Concord 70 Codman LLC
Entity
Mailing address
1 MAIN ST, WHITINSVILLE, MA 01588-2238
Ownership since
2021
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
Dec 9, 2021
$5,135,558
Concord 70 Codman LLC
70 Codman Hill LLC
Quit Claim Arm's Length For Ne States
$4,400,000 · Cambridge Savings Bank
Jul 9, 2020
$4,731,959
70 Codman Hill LLC
Billchelm Realty 70 LLC
Foreclosure
related
—
Feb 12, 2016
$250,000
49 Group LLC
Billchelm Realty 70 LLC
Quit Claim Deed
—
Sep 25, 2008
$5,078,500
Billchelm Realty 70 LLC
70 Codman Hill Road LLC
Grant Deed
$7,800,000 · Washington Trust Co
Sep 25, 2008
—
Billchelm Realty 70 LLC
—
Grant Deed
related
$4,200,000 · Washington Trust Co
May 27, 1998
—
70 Codman Hill Rd LLC
—
Deed Of Trust
related
$3,800,000 · Zuckerman Family Nomi
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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