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Property profile & analytics
OFF-MARKET
Estimated value
$1,425,000
Manufacturing properties
104 Commercial St Gloucester, MA 01930-5042
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US38-1795203
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1947
Construction
STEEL FRAME
Total area
22,236 SF
Lot
0.7 ac (30,500 SF)
Zoning code
MI
APN
GLOU M:0001 B:0009 L:0000
UPID
US38-1795203
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
-
Cape Pond Ice Co Inc Big Box & Wholesale Store Distribution Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.43M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.23M
Blend (final)
Blend
$1.43M
Owner & transaction history
Fort Definace LLC · 3 yrs held
Fort Definace LLC
since 2023
Last sale
$1.4M
7 recorded transactions
Zoning & alternative use
MI · Gloucester, 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 Gloucester submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Gloucester 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
$1,405,000
ML approach
$1,425,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.43M
Range $1.28M – $1.57M · ±10% · vs last sale $1.44M (Jul 13 2023)
Last sale anchor
$1.44M
Jul 13 2023
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
$64 / 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
$9,567
Tax year 2024
Assessed value
$951,900
Assessed 2024
Previous assessed
$951,900
+0.0% YoY
Effective rate
1.01%
On assessed value
Assessed land
$553,600
Assessed improvement
$398,300
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1947
Construction
STEEL FRAME
Heating
NONE
Buildings
1
Stories
3
Units
1
Bathrooms
3
Total area
22,236 SF
Lot
0.7 ac (30,500 SF)
Zoning code
MI
APN
GLOU M:0001 B:0009 L:0000
UPID
US38-1795203
Jurisdiction
GLOUCESTER
Metro division
ESSEX COUNTY, MA METROPOLITAN DIVISION
Zoning & alternative use
MI · Gloucester, MA
Zoning MI · permitted uses
MI · Gloucester, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Gloucester. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1947
Construction
STEEL FRAME
Heating
NONE
Stories
3
Buildings
1
Units
1
Bathrooms
3
Lot
0.7 ac
Current owner
From public records · entity-resolved
Fort Definace LLC
Entity
Mailing address
104 COMMERCIAL ST, GLOUCESTER, MA 01930-5042
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 13, 2023
$1,435,000
Fort Definace LLC
Cape Pond RT
Quit Claim Arm's Length For Ne States
$1,004,500 · Cape Pond Realty T
Jul 25, 2017
$750,000
Cape,pond Realty Trust
Cape Pond Ice Co INC
Quit Claim Deed
related
—
Nov 5, 2009
—
Cape Pond Ice Co INC
—
Deed Of Trust
related
$57,855 · Td Bank NA
Feb 12, 1999
—
Cape Pond Ice Co
—
Deed Of Trust
related
$60,000 · Gloucester Investment
Aug 13, 1996
—
Cape Pond Ice Co INC
—
Deed Of Trust
related
$650,000 · USA
Jan 11, 1995
—
Cape Pond Ice Co
—
Deed Of Trust
related
$122,000 · Glouc Revolving Loan
Apr 8, 1994
—
Cape Pond Ice Co INC
—
Deed Of Trust
related
$57,500 · G Corson Ellis JR
—
—
Cape Pond Ice Co INC
—
Deed Of Trust
related
$54,600 · Us Small Busn Admn
—
—
Cape Pond Ice Co INC
—
Deed Of Trust
related
$685,000 · Rockport Nat'l Bk
—
—
Cape Pond Ice Co INC
—
Deed Of Trust
related
$125,000 · Mass Growth Cap Corp Mass Growth Cap Corp
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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