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Property profile & analytics
OFF-MARKET
Estimated value
$735,000
Day care centers
17 Ml St, South Hamilton, MA 01982-2214
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US38-1583286
Property profile
Verified
Property type
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Year built
1900
Construction
CONCRETE
Total area
6,422 SF
Lot
0.66 ac (28,610 SF)
Zoning code
R1A
APN
HAMI M:55 B:261
UPID
US38-1583286
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
-
Magical Beginnings Learning Tree Daycare Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$715k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$735k
Owner & transaction history
Ck Hamilton Realty LLC · 2 yrs held
Ck Hamilton Realty LLC
since 2023
Last sale
$745,000
7 recorded transactions
Zoning & alternative use
R1A · South Hamilton, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.1M
+79.7%
Apartment house (5+ units)
$845,000
+44.7%
Auto repair, garage
$830,000
+41.9%
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
Method
Estimation
Statistic approach
$730,000
ML approach
$715,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE
$585,000
Current use
RESTAURANT
$1,050,000
Change: +80% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$845,000
Change: +45% · Conversion: Difficult
AUTO REPAIR, GARAGE
$830,000
Change: +42% · Conversion: Difficult
RETAIL STORES
$800,000
Change: +37% · Conversion: Difficult
COMMERCIAL (GENERAL)
$775,000
Change: +33% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$615,000
Change: +5% · Conversion: Difficult
Blend value · Realmo final
$735k
Range $662k – $809k · ±10% · vs last sale $745k (Sep 5 2023)
Last sale anchor
$745k
Sep 5 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
$114 / 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
$14,185
Tax year 2024
Assessed value
$938,800
Assessed 2024
Previous assessed
$938,800
+0.0% YoY
Effective rate
1.51%
On assessed value
Assessed land
$302,000
Assessed improvement
$636,800
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
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Status
Off-Market
Year built
1900
Construction
CONCRETE
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
1
Rooms
9
Bathrooms
4
Total area
6,422 SF
Lot
0.66 ac (28,610 SF)
Zoning code
R1A
APN
HAMI M:55 B:261
UPID
US38-1583286
Jurisdiction
HAMILTON
Metro division
ESSEX COUNTY, MA METROPOLITAN DIVISION
Zoning & alternative use
R1A · South Hamilton, MA
Zoning 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
South Hamilton. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
Est. value
$585,000
RESTAURANT
Est. value
$1.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$845,000
AUTO REPAIR, GARAGE
Est. value
$830,000
RETAIL STORES
Est. value
$800,000
COMMERCIAL (GENERAL)
Est. value
$775,000
INDUSTRIAL (GENERAL)
Est. value
$615,000
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
RESTAURANT
APARTMENT HOUSE (5+ UNITS)
AUTO REPAIR, GARAGE
RETAIL STORES
COMMERCIAL (GENERAL)
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
1900
Construction
CONCRETE
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
1
Rooms
9
Bathrooms
4
Lot
0.66 ac
Current owner
From public records · entity-resolved
Ck Hamilton Realty LLC
Entity
Mailing address
27 LITTLE MDW WAY, NORTH READING, MA 01864-1477
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 5, 2023
—
Ck Hamilton Realty LLC
Seventeen Mill St T
Quit Claim Deed
related
—
Aug 19, 2021
—
Seventeen Mill St T
Seventeen Mill Street RT
Quit Claim Deed
related
—
Jun 15, 2017
—
17 Mill Street RT
—
Deed
related
$90,000 · North Shore Bank
Jul 1, 2016
—
17 Mill Street Realty Trust
Lamson,dreaner L
Quit Claim Deed
related
—
Jul 1, 2016
$745,000
Seventeen Mill Street
17 Mill Street RT
Quit Claim Arm's Length For Ne States
$950,000 · North Shore Bank
Oct 31, 2008
$675,000
17 Mill Street RT
Lamson,dreaner L
Grant Deed
$460,000 · Danvers Savings Bank
May 31, 2002
—
Dreaner L Lamson
—
Deed Of Trust
related
$500,000 · Danvers Savings Bank
May 26, 1995
$363,000
Dreaner L Lamson
Terry,ruth S
Grant Deed
$288,000 · Beverly National Bank
May 26, 1995
—
Dreaner L Lamson
—
Deed Of Trust
related
$60,000 · Ruth S Terry
Aug 28, 1991
—
William M Terry
—
Deed Of Trust
related
$225,000 · Beverly National Bank
Dec 23, 1988
—
William M Terry
—
Deed Of Trust
related
$120,000 · Beverly National 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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