Individually Owned 
For Lease
1 / 7
$65,355,000
200 Minuteman Rd, Andover, MA 01810
View Listing
Ownership intelligence
Who controls the opportunity?
Resolved identity, portfolio, hold profile and investor signals. Included in the full report.
Owner contacts
Can we reach the decision maker?
Skip-traced phones and e-mails of the owner. Included with the full report.
Mortgages
What is owed, to whom, and when it comes due
Recorded lenders, amounts and estimated maturities of the owner's loan book — in the full report.
Property tax · 2024
What does the county charge?
$903k
Tax billed · 2024
Assessed value$35.43M
Assessed land$8.57M
Assessed improvement$26.86M
Effective rate2.55%
Value estimate
· Sep 2026$65.36M
$58.82M – $71.89M
CAP approach$89.72M
Sales comparison$49.16M
Realmo valuation models over county records and 3 qualifying comparable sales.
Recently sold
What actually traded nearby?
$254/SF
ZIP average, outlier-cleaned · 22 recorded sales of this use type
Observed band · Q1–Q3$179 – $308
Qualifying comparables3
Cap rate analysis
How does the asset earn?
No income signal is modeled for this parcel yet — the Cap Rates tab runs the workflow.
Zoning insight
What can be built here?
ID2
The purpose of this district is to provide industrial uses
General categoryINDUSTRIAL
JurisdictionANDOVER
Location intelligence
Which uses thrive at this corner?
Best fit: Nail Salon
Demand heat for this use is drawn on the map · LocInt grid
Demand index
Nail Salon10.8
Hair Salon10.4
Building Supply10.4
Demand index: how under-served this business type is around this point — modeled from the LocInt grid (area demand vs. what already operates, adjusted by real visit traffic). Higher means stronger unmet demand.
Location
✓ County assessor
✓ Recorded deeds · 6 transfers
✓ 3 qualifying comp sales
✓ Zoning catalog
Every figure names its source: public record, benchmark, or modeled. Coverage varies by property — thin data is stated as missing, never invented.
Comparables
6 recorded sales · 15 properties nearbyRecent sales nearby
6 recorded sales in this ZIP, last 8 years
Address
Sale price
Sold
Size
Sale prices and dates as our records hold them, one row per building. A deed can cover more of a building than the size shown, so read the price against the size rather than dividing one by the other.
Comparable nearby
6 properties of the same type nearby
Comparable nearby
Similar Nearby for Sale
Similar Nearby for Lease
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks.A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 3 comparables with addresses
4 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
$65.36M
Value range
$58.82M – $71.89M
±10% around blend
Estimated value / SF
$333 / SF
Confidence
Low
3 county-verified comps
Property data
100
Market benchmarks
100
Comparable evidence
30
$58.82M
blend $65.36M
$71.89M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
196,152 SF
Lot area
20.2 ac
Year built
1998
Stories
1
APN
ANDO M:00165 B:00004 L:0000A
Zoning
ID2
Assessed value · 2024
$35,427,200
Annual tax · 2024
$902,685
3
Income approach: direct capitalization
Partial preview
Income approach indication
$89.72M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$97.20M
@ 6.5% CAP return
$89.72M
@ 7% CAP return
$83.31M
4
Comparable sales
Partial preview
Comparables picked and weighted for this valuation. The Overview tab lists recorded sales nearby as our records hold them, unweighted and unselected, so the two do not have to agree.
Sales approach indication
$23.86M
Weighted, 3 comps · low confidence
Evidence
3 found · 3 selected
County-verified recorded sales
Comparable
Sale date
Sale price
$ / SF
24.1 mi away · 177,776 SF
24.4 mi away · 146,388 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$65.36M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)
Average
Subject delta
ZIP 22 sales
$254
+31%
Submarket 22 sales
$254
+31%
County 417 sales
$257
+30%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $333/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Restaurant
Gross theoretical uplift
+36%
vs current use, $49.74M
Apartment House (5+ Units)
Office Building · current use
Auto Repair, Garage
Retail Stores
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.
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
Professional Plan · 30 reports
from $99/month
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Overview
Implied cap rate
7.40%
Implied, in-place cap rate for this office buildings
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 7.40%
9.0%
NOI (est.)
$4.94M *
Last sale · Jan 2022
$70.63M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$66.81M
Move the market yield to see immediate price impact.
Value / SF
$341
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
6.90%7.40%7.90%
$4.45M
$64.49M
$60.13M
$56.33M
$4.94M
$71.66M
$66.81M
$62.59M
$5.44M
$78.82M
$73.50M
$68.84M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
3 found
Low confidence · county-verified
Closest comparable
$15.00M
21.9 mi · Jan 2026 · $61/SF
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Building & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING
Status
For Lease
Year built
1998
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
1
Total area
196,152 SF
Lot
20.2 ac (879,738 SF)
Zoning code
ID2
APN
ANDO M:00165 B:00004 L:0000A
UPID
US38-0410104
Jurisdiction
ANDOVER
Metro division
ESSEX COUNTY, MA METROPOLITAN DIVISION
Property tax & assessments
Tax year 2024
Tax billed
$902,685
Assessed value
$35,427,200
Assessed 2024
Previous assessed
$29,422,400
+20.4% YoY
Effective rate
2.55%
On assessed value
Assessed land
$8,569,600
Assessed improvement
$26,857,600
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
Jurisdiction
Andover, MA
Recorded code
ID2
Category
INDUSTRIAL
Official district
ID2
Codes and permitted uses for this address
Registration is required before the official district profile is shown.
Official district profile
What the municipal code says about ID2
Zoning description
The purpose of this district is to provide industrial uses
General category
INDUSTRIAL
Owner Contacts
Phones and e-mails of the people behind this property's owner, traced from licensed contact data.
Owner phones and e-mails come with the full report for this property - traced from licensed contact data, with verification and Do-Not-Call flags on every number.
Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
Mortgages · part of Ownership Intelligence
See what the owner owes, and when it comes due.
The mortgage data is behind the paid report: recorded loans of the owner - lender, amount, rate and the estimated maturity - as part of the Ownership Intelligence workspace.
What opens after registration
Ownership report
Recorded loansLender, amount and origination for every instrument
Estimated maturityWhen the debt comes due and the refi window opens
Rates & liensRecorded or estimated rate, junior liens flagged
CollateralWhich holding secures each loan - this property marked
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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- Alternative use
- Local Zoning Insight
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