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Property profile & analytics
OFF-MARKET
Estimated value
$1,640,000
Investment properties
13 Main St, North Andover, MA 01845-2582
Trust Owned
9-yr Hold
Property ID
US38-0958659
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1900
Total area
6,827 SF
Lot
0.15 ac (6,425 SF)
Zoning code
GB
APN
NAND M:00028 B:00010 L:00000
UPID
US38-0958659
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.13M
Comparable Approach
Comparable
$1.68M
Blend (final)
Blend
$1.64M
Owner & transaction history
13-17 Main Street Realty Trust · 9 yrs held
13-17 Main Street Realty Trust
since 2016
7 recorded transactions
Zoning & alternative use
GB · North Andover, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.4M
+28.0%
Apartment house (5+ units)
$2.2M
+18.6%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$2,305,000
6.5%
$2,125,000
7%
$1,975,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,840,000
Current use
RESTAURANT
$2,355,000
Change: +28% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$2,185,000
Change: +19% · Conversion: Moderate
AUTO REPAIR, GARAGE
$1,635,000
Change: -11% · Conversion: Difficult
OFFICE BUILDING
$1,530,000
Change: -17% · Conversion: Easy
RETAIL STORES
$1,520,000
Change: -18% · Conversion: Easy
Blend value · Realmo final
$1.64M
Range $1.48M – $1.80M · ±10%
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
$240 / 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
Assessed value
$1,120,400
Assessed 2024
Previous assessed
$1,120,400
+0.0% YoY
Assessed land
$248,500
Assessed improvement
$871,900
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1900
Heating
HOT WATER
Buildings
1
Stories
3
Units
5
Rooms
15
Bathrooms
6
Total area
6,827 SF
Lot
0.15 ac (6,425 SF)
Zoning code
GB
APN
NAND M:00028 B:00010 L:00000
UPID
US38-0958659
Jurisdiction
NORTH ANDOVER
Metro division
ESSEX COUNTY, MA METROPOLITAN DIVISION
Zoning & alternative use
GB · North Andover, MA
Zoning GB · permitted uses
GB · 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
COMMERCIAL (GENERAL) Current
Est. value
$1.8M
RESTAURANT
Est. value
$2.4M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.2M
AUTO REPAIR, GARAGE
Est. value
$1.6M
OFFICE BUILDING
Est. value
$1.5M
RETAIL STORES
Est. value
$1.5M
COMMERCIAL (GENERAL) Current
RESTAURANT
APARTMENT HOUSE (5+ UNITS)
AUTO REPAIR, GARAGE
OFFICE BUILDING
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
1900
Heating
HOT WATER
Stories
3
Buildings
1
Units
5
Rooms
15
Bathrooms
6
Lot
0.15 ac
Current owner
From public records · entity-resolved
13-17 Main Street Realty Trust
Trust
Mailing address
7 PARTRIDGE HL RD, ANDOVER, MA 01810-5809
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 1, 2016
$770,000
13-17 Main Street Realty Trust
Df Realty Trust
Quit Claim Deed
$500,500 · Enterprise Bk
Nov 20, 2013
—
Df RT
—
Deed Of Trust
related
$879,920 · Bank Of New England NA
Jan 14, 2003
$655,000
Finegold,barry R Tr
K P I Ind Ltd
Grant Deed
$524,000 · Enterprise Bank & Trust
Jun 1, 2001
$620,000
K P I Industries Ltd
Carroll Industries LLC
Grant Deed
—
May 31, 2000
$285,000
Carroll Industries LLC
Kaminski,peter A
Grant Deed
$228,000 · East Boston Savings Bank
Dec 16, 1999
—
Peter A Kaminski
—
Deed Of Trust
related
$10,000 · Zwi Kohorn
Jun 7, 1994
$170,000
Peter A Kaminski
Drp Corp
Grant Deed
$119,000 · Andover Bank
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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