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Property profile & analytics
FOR LEASE
Investment properties
15 Church St, Merrimac, MA 01860
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US38-0529745
For Lease
1 / 8
$1,900/Mo
15 Church St, Merrimac, MA 01860
View Listing →
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1900
Construction
FRAME
Total area
2,930 SF
Lot
0.04 ac (1,799 SF)
Zoning code
VC
APN
MERR M:0001 B:0002 L:00005
UPID
US38-0529745
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
-
Hair by Gina Hair Salon
-
Love Your Beauty Hair Salon Nail Salon
-
Golden Oak Massage & Wellness, LLC Alternative Medicine Practice Spa & Massage Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$461k
Blend (final)
Blend
$570k
Owner & transaction history
High Country LLC
High Country LLC
since 2026
Last sale
$760,000
6 recorded transactions
Zoning & alternative use
VC · Merrimac, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$755,000
+29.0%
Auto repair, garage
$700,000
+20.2%
Retail stores
$650,000
+11.6%
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 Merrimac submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Merrimac 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$585,000
Current use
OFFICE BUILDING
$755,000
Change: +29% · Conversion: Easy
AUTO REPAIR, GARAGE
$700,000
Change: +20% · Conversion: Difficult
RETAIL STORES
$650,000
Change: +12% · Conversion: Easy
Blend value · Realmo final
$570k
Range $513k – $627k · ±10% · vs last sale $760k (Jan 15 2026)
Last sale anchor
$760k
Jan 15 2026
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
$195 / 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
$5,663
Tax year 2024
Assessed value
$419,500
Assessed 2024
Previous assessed
$305,900
+37.1% YoY
Effective rate
1.35%
On assessed value
Assessed land
$59,900
Assessed improvement
$359,600
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
For Lease
Year built
1900
Construction
FRAME
Heating
FORCED AIR
Buildings
1
Stories
2
Units
3
Rooms
8
Bathrooms
3
Total area
2,930 SF
Lot
0.04 ac (1,799 SF)
Zoning code
VC
APN
MERR M:0001 B:0002 L:00005
UPID
US38-0529745
Jurisdiction
MERRIMAC
Metro division
ESSEX COUNTY, MA METROPOLITAN DIVISION
Zoning & alternative use
VC · Merrimac, MA
Zoning VC · permitted uses
VC · Merrimac, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Merrimac. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$585,000
OFFICE BUILDING
Est. value
$755,000
AUTO REPAIR, GARAGE
Est. value
$700,000
RETAIL STORES
Est. value
$650,000
COMMERCIAL (GENERAL) Current
OFFICE BUILDING
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
1900
Construction
FRAME
Heating
FORCED AIR
Stories
2
Buildings
1
Units
3
Rooms
8
Bathrooms
3
Lot
0.04 ac
Current owner
From public records · entity-resolved
High Country LLC
Entity
Mailing address
60 COUNTRY CLB DR, TEWKSBURY, MA 01876-1633
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 15, 2026
$760,000
High Country LLC
Church St Ret
Deed
$667,500 · Everett Cooperative Bank
Oct 20, 2021
—
Willow Group LLC
—
Deed
related
$285,390 · Salem Five Cents Savings Bank
Nov 1, 2018
$297,000
Willow Group LLC
Seaport
Quit Claim Deed
$252,750 · Salem Five Cents Svgs Bk
Sep 13, 2002
$221,000
Seaport RT
Whitehouse,marc
Grant Deed
$241,000 · Newburyport Five Cent
Jul 1, 1999
$160,000
Darren Wilson
Whitehouse,marc
Grant Deed
$154,900 · Zenon Grzybowski
Nov 10, 1993
—
Marc Whitehouse
—
Deed Of Trust
related
$143,250 · Merrimac Savings 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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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