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Property profile & analytics
OFF-MARKET
Estimated value
$1,725,000
Hotels
10 Campanelli Dr Andover, MA 01810-1018
Entity Owned
20-yr Hold
~
Est. High Equity
Property ID
US38-0711158
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
1987
Construction
STEEL FRAME
Total area
76,062 SF
Lot
6.7 ac (291,852 SF)
Zoning code
ID2
APN
ANDO M:00142 B:00005 L:00000
UPID
US38-0711158
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
-
Courtyard Boston Andover Hotel & Motel
-
The Bistro – Eat. Drink. Connect.® Restaurant
-
10 Campanelli Drive Parking Parking Lot & Garage
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.73M
Owner & transaction history
C2 Land LP · 20 yrs held
C2 Land LP
since 2006
5 recorded transactions
Zoning & alternative use
ID2 · Andover, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The purpose of this district is to provide industrial uses
Zone name
Industrial D 2 Zoning District
General category
INDUSTRIAL
Zone area
704.90 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 Andover submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Andover 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$23 / 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
$179,471
Tax year 2024
Assessed value
$7,043,600
Assessed 2024
Previous assessed
$6,456,500
+9.1% YoY
Effective rate
2.55%
On assessed value
Assessed land
$2,816,600
Assessed improvement
$4,227,000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
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
Hotels
Use group
HOTEL
Status
Off-Market
Year built
1987
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
146
Rooms
29
Bathrooms
150
Total area
76,062 SF
Lot
6.7 ac (291,852 SF)
Zoning code
ID2
APN
ANDO M:00142 B:00005 L:00000
UPID
US38-0711158
Jurisdiction
ANDOVER
Metro division
ESSEX COUNTY, MA METROPOLITAN DIVISION
Zoning & alternative use
ID2 · Andover, MAZoning ID2 · permitted uses
ID2 · Andover, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The purpose of this district is to provide industrial uses
Zone name
Industrial D 2 Zoning District
General category
INDUSTRIAL
Zone area
704.90 ac
Source
Realmo
Building & site characteristics
From public records
Year built
1987
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
146
Rooms
29
Bathrooms
150
Lot
6.7 ac
Current owner
From public records · entity-resolved
C2 Land LP
Entity
Mailing address
2727 LYNDON B JOHNSON FWY STE #806, DALLAS, TX 75234-7334
Ownership since
2006
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 11, 2024
—
Cbm Two Hotels LP
—
Deed
related
$677,000,000 · German American Capital Corp
Jan 22, 2020
—
Cbm 2 Hotels
—
Deed
related
$684,000 · Dbr Invs Co Ltd
Jan 4, 2006
$3,112,037
C2 Land LP
Essex House Condo Corp
Deed
$9,999,999 · Lehman Bros Bk Fsb
Sep 13, 1989
—
Courtyard Marriott II
—
Deed Of Trust
related
$25,500,000 · Zions First National Bank
—
—
Cbm 2 Hotels
—
Deed Of Trust
related
$684,000 · Dbr Invs Co Ltd
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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