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Property profile & analytics
OFF-MARKET
Estimated value
$8,450,000
Hotels
1695 Andover St, Tewksbury, MA 01876-1109
Individually Owned
4-yr Hold
Free & Clear
Property ID
US38-0400355
Property profile
Verified
Property type
Hotels
Use group
HOTEL-RESORT
Year built
1988
Construction
STEEL FRAME
Total area
57,164 SF
Lot
4.54 ac (197,762 SF)
Zoning code
IH
APN
TEWK M:0053 L:0037 U:0000
UPID
US38-0400355
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
-
Fairfield Inn Boston Tewksbury/Andover Hotel & Motel
-
1695 Andover Street Parking Parking Lot & Garage
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.28M
CAP Approach
CAP
$5.64M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$8.45M
Owner & transaction history
Tewksbury Lodging Vent · 4 yrs held
Tewksbury Lodging Vent
since 2021
Last sale
$8.7M
7 recorded transactions
Zoning & alternative use
IH · Tewksbury, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$8.0M
+1,020.6%
Restaurant
$7.8M
+997.0%
Industrial (general)
$6.2M
+768.3%
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
$8,195,000
ML approach
$8,275,000
CAP Approach
CAP Return
Estimation
6%
$6,110,000
6.5%
$5,640,000
7%
$5,235,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$8,015,000
Change: +1,021% · Conversion: Difficult
RESTAURANT
$7,845,000
Change: +997% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$6,210,000
Change: +768% · Conversion: Difficult
AUTO REPAIR, GARAGE
$5,870,000
Change: +721% · Conversion: Difficult
Blend value · Realmo final
$8.45M
Range $7.61M – $9.30M · ±10% · vs last sale $8.67M (Dec 10 2021)
Last sale anchor
$8.67M
Dec 10 2021
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
$148 / 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
$118,209
Tax year 2024
Assessed value
$4,683,400
Assessed 2024
Previous assessed
$4,683,400
+0.0% YoY
Effective rate
2.52%
On assessed value
Assessed land
$1,370,800
Assessed improvement
$3,312,600
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
Hotels
Use group
HOTEL-RESORT
Status
Off-Market
Year built
1988
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
5
Units
133
Bathrooms
2
Total area
57,164 SF
Lot
4.54 ac (197,762 SF)
Zoning code
IH
APN
TEWK M:0053 L:0037 U:0000
UPID
US38-0400355
Jurisdiction
TEWKSBURY
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
IH · Tewksbury, MA
Zoning IH · permitted uses
IH · 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
COMMERCIAL (GENERAL)
Est. value
$8.0M
RESTAURANT
Est. value
$7.8M
INDUSTRIAL (GENERAL)
Est. value
$6.2M
AUTO REPAIR, GARAGE
Est. value
$5.9M
COMMERCIAL (GENERAL)
RESTAURANT
INDUSTRIAL (GENERAL)
AUTO REPAIR, GARAGE
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
1988
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
5
Buildings
1
Units
133
Bathrooms
2
Lot
4.54 ac
Current owner
From public records · entity-resolved
Tewksbury Lodging Vent
Individual
Free & Clear · 4 yrs held
Mailing address
508 WHITE SPRUCE BLVD, ROCHESTER, NY 14623-1613
Ownership since
2021
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 26, 2024
—
Tewksbury Lodging Vent
—
Deed
related
$2,100,000 · Berkshire Bank
Dec 10, 2021
$8,665,688
Tewksbury Lodging Vent
Cref3 Waramaug Tewksbury
Quit Claim Arm's Length For Ne States
—
May 21, 2015
$7,452,278
Crefiii Waramaug Tewks
Csmc C5 Ffi Hotel Port
Quit Claim Arm's Length For Ne States
$41,577,000 · Us Bank NA
Oct 3, 2014
—
Ffi Hotel Portfolio LLC
Tewksbury Fffi LLC
Quit Claim Deed
related
—
May 14, 2007
$5,300,000
Tewksbury Ffi LLC
Ls 1 Borrower LLC
Grant Deed
$63,665,000 · Column Financial INC
Apr 5, 2006
$1
Ls 1 Mtg Borrower LLC
Oly Rlty 1 Bus T
Grant Deed
—
Mar 3, 2000
$4,900,000
Oly Rlty One LLC
Telanc Prop LP
Grant Deed
—
Oct 2, 1990
—
Chalet Susse Internatl
—
Deed Of Trust
related
$35,000,000 · State Street Bank & Trust Co
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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