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Property profile & analytics
OFF-MARKET
Estimated value
$1,255,000
Investment properties
163 Lincoln Ave Saugus, MA 01906-2884
Entity Owned
3-yr Hold
Property ID
US38-0755737
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1945
Construction
FRAME
Total area
5,852 SF
Lot
0.19 ac (8,150 SF)
Zoning code
NA
APN
SAUG M:006-G B:0018 L:0030
UPID
US38-0755737
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
-
Revere Aluminum Window LLC Hardware & Home Improvement Interior Design
-
Murcia's Market Grocery & Convenience Store Food Market
-
364 Notary Public 24/7 Law Firm
-
Vincenzo Giovinco & Son General Contractor Renovation Specialist
-
J & M's Exclusives Clothing & Fashion Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.26M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.11M
Blend (final)
Blend
$1.26M
Owner & transaction history
Pa Saugus Realty LLC · 3 yrs held
Pa Saugus Realty LLC
since 2023
Last sale
$1.4M
7 recorded transactions
Zoning & alternative use
NA · Saugus, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.0M
+89.6%
Apartment house (5+ units)
$1.9M
+75.7%
Office building
$1.5M
+41.2%
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 Saugus submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Saugus 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
$1,110,000
ML approach
$1,255,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,065,000
Current use
RESTAURANT
$2,020,000
Change: +90% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$1,870,000
Change: +76% · Conversion: Moderate
OFFICE BUILDING
$1,505,000
Change: +41% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,400,000
Change: +32% · Conversion: Difficult
RETAIL STORES
$1,300,000
Change: +22% · Conversion: Easy
INDUSTRIAL (GENERAL)
$960,000
Change: -10% · Conversion: Moderate
Blend value · Realmo final
$1.26M
Range $1.13M – $1.38M · ±10% · vs last sale $1.40M (Feb 17 2023)
Last sale anchor
$1.40M
Feb 17 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
$214 / 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
$1,177,900
Assessed 2024
Previous assessed
$1,177,900
+0.0% YoY
Assessed land
$264,500
Assessed improvement
$913,400
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
1945
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Units
8
Rooms
12
Bathrooms
6
Total area
5,852 SF
Lot
0.19 ac (8,150 SF)
Zoning code
NA
APN
SAUG M:006-G B:0018 L:0030
UPID
US38-0755737
Jurisdiction
SAUGUS
Metro division
ESSEX COUNTY, MA METROPOLITAN DIVISION
Zoning & alternative use
NA · Saugus, MA
Zoning NA · permitted uses
NA · Saugus, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Saugus. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.1M
RESTAURANT
Est. value
$2.0M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.9M
OFFICE BUILDING
Est. value
$1.5M
AUTO REPAIR, GARAGE
Est. value
$1.4M
RETAIL STORES
Est. value
$1.3M
INDUSTRIAL (GENERAL)
Est. value
$960,000
COMMERCIAL (GENERAL) Current
RESTAURANT
APARTMENT HOUSE (5+ UNITS)
OFFICE BUILDING
AUTO REPAIR, GARAGE
RETAIL STORES
INDUSTRIAL (GENERAL)
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
1945
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Units
8
Rooms
12
Bathrooms
6
Lot
0.19 ac
Current owner
From public records · entity-resolved
Pa Saugus Realty LLC
Entity
Mailing address
163 LINCOLN AVE, SAUGUS, MA 01906-2884
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
Jun 23, 2023
—
Pa Saugus Realty LLC
—
Deed
related
$1,050,000 · Winchester Cooperative Bank
Feb 17, 2023
$1,400,000
Pa Saugus Realty LLC
Hip 43 Degrees LLC
Quit Claim Arm's Length For Ne States
—
Jul 30, 2021
—
Christine N Chapdelaine
—
Deed
related
$840,000 · Msa Lending LLC
Mar 21, 2019
$900,000
Hip 43 Degrees LLC
Cefalo Invs LLC
Quit Claim Deed
$1,499,846 · Miscellaneous Fin & Mtg Co
Mar 22, 2016
—
Stephen R Cefalo
163 Lincoln Avenue LLC
Quit Claim Deed
related
—
Aug 31, 2015
$635,000
Giovinco Realty Co LLC
Lawndale Realty INC
Quit Claim Deed
—
Aug 31, 2015
$750,000
163 Lincoln Avenue LLC
Giovinco Realty Co LLC
Quit Claim Deed
—
May 2, 2006
$635,000
Giovinco Realty Co LLC
Lawndale Realty INC
Grant Deed
$485,000 · Zuckerman Family Nomi
May 2, 2006
—
Giovinco Realty Co LLC
—
Deed Of Trust
related
$100,000 · Lawndale Realty INC
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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