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Property profile & analytics
OFF-MARKET
Estimated value
$3,775,000
Day care centers
1497 Main St, Tewksbury, MA 01876-2043
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US38-0218232
Property profile
Verified
Property type
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Year built
2013
Total area
10,000 SF
Lot
1.2 ac (52,272 SF)
Zoning code
COM
APN
TEWK M:0073 L:0010 U:0000
UPID
US38-0218232
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
-
Primrose School of Tewksbury Daycare Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.68M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.78M
Owner & transaction history
Perez LLC · 3 yrs held
Perez LLC
since 2022
Last sale
$4.0M
7 recorded transactions
Zoning & alternative use
COM · Tewksbury, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$2.6M
+323.5%
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 Tewksbury submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Tewksbury 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
$3,430,000
ML approach
$3,675,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,565,000
Change: +324% · Conversion: Difficult
Blend value · Realmo final
$3.78M
Range $3.40M – $4.15M · ±10% · vs last sale $4.00M (Dec 23 2022)
Last sale anchor
$4.00M
Dec 23 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
$378 / 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
$17,072
Tax year 2024
Assessed value
$1,275,000
Assessed 2024
Previous assessed
$1,275,000
+0.0% YoY
Effective rate
1.34%
On assessed value
Assessed land
$397,800
Assessed improvement
$877,200
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Status
Off-Market
Year built
2013
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
1
Bathrooms
3
Total area
10,000 SF
Lot
1.2 ac (52,272 SF)
Zoning code
COM
APN
TEWK M:0073 L:0010 U:0000
UPID
US38-0218232
Jurisdiction
TEWKSBURY
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
COM · Tewksbury, MA
Zoning COM · permitted uses
COM · Tewksbury, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Tewksbury. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING
Est. value
$2.6M
OFFICE BUILDING
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
2013
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
1
Bathrooms
3
Lot
1.2 ac
Current owner
From public records · entity-resolved
Perez LLC
Entity
Mailing address
18 BOSTON RD, ANDOVER, MA 01810-6107
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
Dec 23, 2022
$4,000,000
Perez LLC
1497 Main Street Ft
Warranty Deed
$4,700,000 · Customers Bank
Oct 24, 2016
$3,025,000
1497 Main Street Ft
Tewksbury Main LLC
Quit Claim Arm's Length For Ne States
$1,050,000 · Hingham Institution For Savings
Dec 13, 2012
$510,000
Tewksbury Main LLC
Marc Ginsburg
Quit Claim Arm's Length For Ne States
$2,306,700 · Lowell Five Cents Savings Bank
Jul 1, 2009
$390,000
Marc Ginsburg
Wilbr RT
Grant Deed
—
Mar 27, 2002
—
Wilbr RT
—
Deed Of Trust
related
$60,000 · Banknorth NA
Mar 29, 2000
—
Wilbr RT
—
Deed Of Trust
related
$35,000 · Lowell Five Cent Savings
Nov 20, 1992
$164,000
Wilbr RT
Lowell 5c Sb
Grant Deed
$147,600 · Lowell Five Cent Savings
Dec 2, 1991
$200,000
Lowell 5c Sb
1497 Main St RT
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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