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Property profile & analytics
OFF-MARKET
Estimated value
$4,730,000
Industrial properties
Willow St Lee, MA 01238
Entity Owned
16-yr Hold
~
Est. High Equity
Property ID
US38-0431401
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Total area
123,877 SF
Lot
6.63 ac (288,803 SF)
Zoning code
I
APN
LEEE M:029 B:00 L:0000-0091.0
UPID
US38-0431401
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.42M
Blend (final)
Blend
$4.73M
Owner & transaction history
Onyx Specialty Papers INC · 16 yrs held
Onyx Specialty Papers INC
since 2009
1 recorded transaction
Zoning & alternative use
I · Lee, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The purpose of the Industrial District (I) is to provide locations for manufacturing and other activities which will Promote job creation and employment opportunities along with positive growth in the Town's tax base.
Zone name
Industrial
General category
INDUSTRIAL
Zone area
851.94 ac
Source
Realmo
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 Lee submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lee 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)
$7,785,000
Current use
Blend value · Realmo final
$4.73M
Range $4.26M – $5.20M · ±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
$38 / 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
$29,617
Tax year 2024
Assessed value
$2,635,000
Assessed 2024
Previous assessed
$2,309,700
+14.1% YoY
Effective rate
1.12%
On assessed value
Assessed land
$1,018,900
Assessed improvement
$1,616,100
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
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
Off-Market
Heating
NONE
Buildings
6
Total area
123,877 SF
Lot
6.63 ac (288,803 SF)
Zoning code
I
APN
LEEE M:029 B:00 L:0000-0091.0
UPID
US38-0431401
Jurisdiction
LEE
Zoning & alternative use
I · Lee, MAZoning I · permitted uses
I · Lee, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The purpose of the Industrial District (I) is to provide locations for manufacturing and other activities which will Promote job creation and employment opportunities along with positive growth in the Town's tax base.
Zone name
Industrial
General category
INDUSTRIAL
Zone area
851.94 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$7.8M
INDUSTRIAL (GENERAL) Current
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
Heating
NONE
Buildings
6
Lot
6.63 ac
Current owner
From public records · entity-resolved
Onyx Specialty Papers INC
Entity
Mailing address
PO BOX 188, SOUTH LEE, MA 01260-0188
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
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 3, 2009
$3,725,000
Onyx Specialty Papers INC
Mw Custom Papers LLC
Grant Deed
$1,500,000 · Mw Custom Papers LLC
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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