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Property profile & analytics
OFF-MARKET
Estimated value
$3,510,000
Office buildings
100 Andover Byp St, North Andover, MA 01845-5820
Entity Owned
4-yr Hold
Free & Clear
Property ID
US38-0566931
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2000
Construction
STEEL FRAME
Total area
18,308 SF
Lot
2.59 ac (112,820 SF)
Zoning code
B4
APN
NAND M:00025 B:00079 L:00000
UPID
US38-0566931
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
-
Dr. Veronica Del Riccio Physician
-
Marie-Chantal Lemonnier Md Physician
-
Dr. Jessica Shields, MD Physician
-
Sarah Epstein Physician
-
Dr. Mariechant Lemonnier, MD Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.86M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.51M
Owner & transaction history
Pond View NA LLC · 4 yrs held
Pond View NA LLC
since 2022
Last sale
$3.3M
7 recorded transactions
Zoning & alternative use
B4 · North Andover, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$4.9M
+20.5%
Auto repair, garage
$4.4M
+7.1%
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 North Andover submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs North 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
Method
Estimation
Statistic approach
$3,650,000
ML approach
$3,855,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$4,095,000
Current use
COMMERCIAL (GENERAL)
$4,935,000
Change: +20% · Conversion: Easy
AUTO REPAIR, GARAGE
$4,385,000
Change: +7% · Conversion: Difficult
RETAIL STORES
$4,070,000
Change: -1% · Conversion: Moderate
Blend value · Realmo final
$3.51M
Range $3.16M – $3.86M · ±10% · vs last sale $3.26M (Jun 13 2022)
Last sale anchor
$3.26M
Jun 13 2022
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
$192 / 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
$65,643
Tax year 2024
Assessed value
$4,207,900
Assessed 2024
Previous assessed
$4,207,900
+0.0% YoY
Effective rate
1.56%
On assessed value
Assessed land
$1,241,000
Assessed improvement
$2,966,900
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2000
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
3
Units
3
Total area
18,308 SF
Lot
2.59 ac (112,820 SF)
Zoning code
B4
APN
NAND M:00025 B:00079 L:00000
UPID
US38-0566931
Jurisdiction
NORTH ANDOVER
Metro division
ESSEX COUNTY, MA METROPOLITAN DIVISION
Zoning & alternative use
B4 · North Andover, MA
Zoning B4 · permitted uses
B4 · North Andover, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
North Andover. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$4.1M
COMMERCIAL (GENERAL)
Est. value
$4.9M
AUTO REPAIR, GARAGE
Est. value
$4.4M
RETAIL STORES
Est. value
$4.1M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
RETAIL STORES
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
2000
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
3
Buildings
1
Units
3
Lot
2.59 ac
Current owner
From public records · entity-resolved
Pond View NA LLC
Entity
Free & Clear · 4 yrs held
Mailing address
10 CONVERSE PL, WINCHESTER, MA 01890-2713
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 13, 2022
—
Pond View NA LLC
Pond View RT
Quit Claim Deed
related
—
Apr 28, 2020
$7,500,000
Pond View Trust
Sood
Quit Claim Deed
—
Nov 13, 2019
—
Sood RT
—
Deed
related
$3,105,000 · Leader Bank NA
Feb 13, 2014
$3,262,500
Sood RT
Western Horizon Rlty L
Quit Claim Arm's Length For Ne States
$2,400,000 · Leader Bank NA
Sep 27, 2012
—
Western Horizon Rlty LLC
—
Deed Of Trust
related
$5,000 · Enterprise Bank & Trust
Apr 13, 2005
$4,500,000
Western Horizon Rlty L
Executive Quarters LLC
Deed
$750,000 · Executive Quarter LLC
Aug 15, 2000
—
Executive Quarters LLC
—
Deed Of Trust
related
$2,175,000 · First Essex Savings Bank
Apr 16, 1999
$530,000
Executive Quarters LLC
Schussel,george
Grant Deed
—
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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