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Property profile & analytics
OFF-MARKET
Estimated value
$4,620,000
Commercial land
75 Mcneil Way Dedham, MA 02026-2643
Individually Owned
5-yr Hold
Free & Clear
Property ID
US38-1615660
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Year built
1971
Construction
STEEL FRAME
Total area
30,660 SF
Lot
2.28 ac (99,317 SF)
Zoning code
LM
APN
DEDH M:0136 L:019A
UPID
US38-1615660
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
-
David & Co Department Store
-
Sweetpea Showroom Clothing Store
-
Recruiting Specialists Employment Agency
-
Mass Capital Mortgage Corporation Loan Service Bank
-
Clothing & Accessories Galore Industrial Manufacturer Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.39M
CAP Approach
CAP
$4.56M
Comparable Approach
Comparable
$4.66M
Blend (final)
Blend
$4.62M
Owner & transaction history
Dedham Office Mcclellan · 5 yrs held
Dedham Office Mcclellan
since 2021
Last sale
$3.9M
2 recorded transactions
Zoning & alternative use
LM · Dedham, 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 Dedham submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Dedham 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
$5,285,000
ML approach
$5,390,000
CAP Approach
CAP Return
Estimation
6%
$4,935,000
6.5%
$4,555,000
7%
$4,230,000
Blend value · Realmo final
$4.62M
Range $4.16M – $5.08M · ±10% · vs last sale $3.92M (May 28 2021)
Last sale anchor
$3.92M
May 28 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
$151 / 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
$31,975
Tax year 2024
Assessed value
$1,235,500
Assessed 2024
Previous assessed
$3,838,400
-67.8% YoY
Effective rate
2.59%
On assessed value
Assessed land
$1,235,500
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Year built
1971
Construction
STEEL FRAME
Heating
HOT WATER
Cooling
YES
Stories
3
Bathrooms
6
Total area
30,660 SF
Lot
2.28 ac (99,317 SF)
Zoning code
LM
APN
DEDH M:0136 L:019A
UPID
US38-1615660
Jurisdiction
DEDHAM
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
LM · Dedham, MA
Zoning LM · permitted uses
LM · Dedham, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Dedham. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1971
Construction
STEEL FRAME
Heating
HOT WATER
Cooling
Yes
Stories
3
Bathrooms
6
Lot
2.28 ac
Current owner
From public records · entity-resolved
Dedham Office Mcclellan
Individual
Free & Clear · 5 yrs held
Mailing address
859 WILLARD ST STE #501, QUINCY, MA 02169-7469
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 2, 2022
—
Dedham Warehouse Mcclella
—
Deed
related
$12,000,000 · Cambridge Savings Bank
May 28, 2021
$3,919,335
Dedham Office Mcclellan
850 Providence Hwy Assoc
Quit Claim Arm's Length For Ne States
—
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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