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Property profile & analytics
FOR LEASE
Office buildings
108 E Main St Gloucester, MA 01930
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US38-0117334
For Lease
1 / 22
$111 SF/Yr
108 E Main St, Gloucester, MA 01930
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1880
Construction
FRAME
Total area
5,630 SF
Lot
0.33 ac (14,200 SF)
Zoning code
NB
APN
GLOU M:0059 B:0056 L:0000
UPID
US38-0117334
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
-
Law Office of Meredith A. Fine Law Firm
-
Safe Port Financial Associates LLC. Bank Credit Union
-
Ted Reed Productions Marketing & Advertising Advertising Agency
-
The Maud / Olson Library Museum
-
Procter Bros. Bldg. Tour Operator
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$850k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$685k
Blend (final)
Blend
$880k
Owner & transaction history
108 East Main Street LLC · 2 yrs held
108 East Main Street LLC
since 2023
Last sale
$900,000
7 recorded transactions
Zoning & alternative use
NB · 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
$880,000
ML approach
$850,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,445,000
Current use
AUTO REPAIR, GARAGE
$1,350,000
Change: -7% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,270,000
Change: -12% · Conversion: Easy
RETAIL STORES
$1,250,000
Change: -13% · Conversion: Moderate
Blend value · Realmo final
$880k
Range $792k – $968k · ±10% · vs last sale $900k (Dec 26 2023)
Last sale anchor
$900k
Dec 26 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
$156 / 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
$9,208
Tax year 2024
Assessed value
$916,200
Assessed 2024
Previous assessed
$916,200
+0.0% YoY
Effective rate
1.01%
On assessed value
Assessed land
$301,600
Assessed improvement
$614,600
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
For Lease
Year built
1880
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
3
Bathrooms
2
Total area
5,630 SF
Lot
0.33 ac (14,200 SF)
Zoning code
NB
APN
GLOU M:0059 B:0056 L:0000
UPID
US38-0117334
Jurisdiction
GLOUCESTER
Metro division
ESSEX COUNTY, MA METROPOLITAN DIVISION
Zoning & alternative use
NB · Gloucester, MA
Zoning NB · permitted uses
NB · 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.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.4M
AUTO REPAIR, GARAGE
Est. value
$1.4M
COMMERCIAL (GENERAL)
Est. value
$1.3M
RETAIL STORES
Est. value
$1.3M
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
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
1880
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
3
Buildings
1
Bathrooms
2
Lot
0.33 ac
Current owner
From public records · entity-resolved
108 East Main Street LLC
Entity
Mailing address
108 E MAIN ST, GLOUCESTER, MA 01930-3866
Mailing matches property
Yes
Owner-occupied
Yes
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 3, 2024
—
108 East Main Street LLC
—
Deed
related
$95,000 · Cape Ann Savings Bank
Dec 26, 2023
—
108 East Main Street LLC
William C Rochford
Quit Claim Deed
related
—
May 26, 2023
$1,630,000
108 Main St LLC
Katherine S Seidman
Deed
$3,340,000 · North Shore Bank
Mar 14, 2023
—
William C Rochford
—
Deed
related
$575,000 · Cape Ann Savings Bank
Feb 27, 2014
$700,000
William C Rochford JR.
Carp,robert H
Quit Claim Deed
—
Mar 31, 2010
$900,000
Robert H Carp
Working Harbor T
Grant Deed
$675,000 · Cape Ann Savings Bank
Sep 6, 2006
—
Harbor T Working
—
Deed Of Trust
related
$200,000 · Cape Ann Savings Bank
Mar 1, 2000
—
Harbor T Working
—
Deed Of Trust
related
$800,000 · Gloucester Bank & Trust Co
Sep 8, 1999
$250,000
Harbor T Working
Parisi,matthew S JR
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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