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Property profile & analytics
OFF-MARKET
Estimated value
$1,090,000
Office buildings
1565 Lakeview Ave, Dracut, MA 01826-3324
Individually Owned
24-yr Hold
~
Est. High Equity
Property ID
US38-0560756
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1951
Construction
FRAME
Total area
3,756 SF
Lot
0.77 ac (33,750 SF)
Zoning code
B3
APN
DRAC M:45 L:4
UPID
US38-0560756
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
-
Mattox Accounting Accounting Firm
-
Beaudoin & Associates Realty Real Estate Agency
-
New England Homecare Solutions, Inc. Home Health Care Service
-
Ron Abisi at CrossCountry Mortgage, LLC Loan Service Bank
-
Mattox Hypnosis Theater & Performing Art Venue Nightclub
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.32M
Blend (final)
Blend
$1.09M
Owner & transaction history
Brenda A Beaudoin · 24 yrs held
Brenda A Beaudoin
since 2002
4 recorded transactions
Zoning & alternative use
B3 · Dracut, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.1M
+28.6%
Neighborhood: shopping center
$1.0M
+26.6%
Retail stores
$1.0M
+23.2%
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 Dracut submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Dracut 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
OFFICE BUILDING
$820,000
Current use
AUTO REPAIR, GARAGE
$1,055,000
Change: +29% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,040,000
Change: +27% · Conversion: Difficult
RETAIL STORES
$1,015,000
Change: +23% · Conversion: Moderate
Blend value · Realmo final
$1.09M
Range $981k – $1.20M · ±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
$290 / 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
$5,470
Tax year 2024
Assessed value
$523,400
Assessed 2024
Previous assessed
$474,900
+10.2% YoY
Effective rate
1.05%
On assessed value
Assessed land
$371,100
Assessed improvement
$152,300
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Off-Market
Year built
1951
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Units
4
Bathrooms
3
Total area
3,756 SF
Lot
0.77 ac (33,750 SF)
Zoning code
B3
APN
DRAC M:45 L:4
UPID
US38-0560756
Jurisdiction
DRACUT
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
B3 · Dracut, MA
Zoning B3 · permitted uses
B3 · Dracut, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Dracut. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$820,000
AUTO REPAIR, GARAGE
Est. value
$1.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.0M
RETAIL STORES
Est. value
$1.0M
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
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
1951
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Units
4
Bathrooms
3
Lot
0.77 ac
Current owner
From public records · entity-resolved
Brenda A Beaudoin
Individual
Mailing address
1565 LAKEVIEW AVE, DRACUT, MA 01826-3324
Ownership since
2002
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 31, 2007
—
Beaudoins Avenue LLC
—
Deed Of Trust
related
$315,000 · Enterprise Bank & Trust
Jan 3, 2002
$235,000
Brenda A Beaudoin
Mercier,paul A SR
Grant Deed
$186,500 · Washington Mutual Bank
Jan 3, 2002
—
Brenda A Beaudoin
—
Deed Of Trust
related
$25,000 · United Airlines FCU
Nov 23, 2001
$190,000
Paul A Mercier SR.
Boutin,cecile A
Grant Deed
$152,000 · Robert J Dean SR
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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