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Property profile & analytics
OFF-MARKET
Investment properties
169 Bay Rd South Hamilton, MA 01982-2353
Entity Owned
10-yr Hold
~
Est. High Equity
Property ID
US38-0385677
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1900
Construction
FRAME
Total area
1,998 SF
Lot
0.46 ac (20,038 SF)
Zoning code
R1A
APN
HAMI M:55 B:227
UPID
US38-0385677
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
-
Churchill Properties Real Estate Agency
-
Tish Lentine, Realtor Real Estate Agency
-
Andrea Lacroix, Churchill Properties Real Estate Agency
-
Tracey Hutchinson, Churchill Properties Real Estate Agency
-
Bills Painting Painting Service General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Buffalo Head LLC · 10 yrs held
Buffalo Head LLC
since 2016
4 recorded transactions
Zoning & alternative use
R1A · South Hamilton, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 South Hamilton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs South Hamilton 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$9,414
Tax year 2024
Assessed value
$623,000
Assessed 2024
Previous assessed
$623,000
+0.0% YoY
Effective rate
1.51%
On assessed value
Assessed land
$345,100
Assessed improvement
$277,900
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
Construction
FRAME
Heating
HOT WATER
Buildings
1
Stories
2
Units
1
Rooms
1
Bathrooms
1
Total area
1,998 SF
Lot
0.46 ac (20,038 SF)
Zoning code
R1A
APN
HAMI M:55 B:227
UPID
US38-0385677
Jurisdiction
HAMILTON
Metro division
ESSEX COUNTY, MA METROPOLITAN DIVISION
Zoning & alternative use
R1A · South Hamilton, MAZoning R1A · permitted uses
R1A · South Hamilton, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1900
Construction
FRAME
Heating
HOT WATER
Stories
2
Buildings
1
Units
1
Rooms
1
Bathrooms
1
Lot
0.46 ac
Current owner
From public records · entity-resolved
Buffalo Head LLC
Entity
Mailing address
161 BAY RD, SOUTH HAMILTON, MA 01982-2259
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 14, 2016
$420,000
Buffalo Head LLC
Cc RT
Quit Claim Arm's Length For Ne States
$330,000 · Salem Five Cents Savings Bank
Dec 15, 1992
$232,500
Cc RT
Spence,j Donald
Grant Deed
—
Dec 4, 1991
—
J Donald Spence
—
Deed Of Trust
related
$50,000 · Randall Assoc INC
Dec 23, 1988
—
J Donald Spence
—
Deed Of Trust
related
$35,000 · Ipswich 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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