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Property profile & analytics
OFF-MARKET
Estimated value
$2,240,000
Turn key restaurants
18 Elm St, Andover, MA 01810-3633
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US38-0531000
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1820
Construction
FRAME
Total area
5,828 SF
Lot
0.33 ac (14,418 SF)
Zoning code
GB
APN
ANDO M:00038 B:00118 L:00000
UPID
US38-0531000
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
-
Palmers Restaurant & Tavern Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.72M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.47M
Blend (final)
Blend
$2.24M
Owner & transaction history
22 Coolidge Rd Invs LLC · 5 yrs held
22 Coolidge Rd Invs LLC
since 2021
Last sale
$2.2M
5 recorded transactions
Zoning & alternative use
GB · Andover, 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 Andover submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Andover 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
$2,725,000
ML approach
$2,715,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$2,010,000
Current use
APARTMENT HOUSE (5+ UNITS)
$1,865,000
Change: -7% · Conversion: Difficult
Blend value · Realmo final
$2.24M
Range $2.02M – $2.46M · ±10% · vs last sale $2.15M (Apr 15 2021)
Last sale anchor
$2.15M
Apr 15 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
$384 / 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
$31,045
Tax year 2024
Assessed value
$1,218,400
Assessed 2024
Previous assessed
$1,085,700
+12.2% YoY
Effective rate
2.55%
On assessed value
Assessed land
$523,700
Assessed improvement
$694,700
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1820
Construction
FRAME
Heating
HOT WATER
Cooling
YES
Buildings
1
Stories
1
Units
1
Bathrooms
4
Total area
5,828 SF
Lot
0.33 ac (14,418 SF)
Zoning code
GB
APN
ANDO M:00038 B:00118 L:00000
UPID
US38-0531000
Jurisdiction
ANDOVER
Metro division
ESSEX COUNTY, MA METROPOLITAN DIVISION
Zoning & alternative use
GB · Andover, MA
Zoning GB · permitted uses
GB · Andover, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Andover. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT Current
Est. value
$2.0M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.9M
RESTAURANT Current
APARTMENT HOUSE (5+ UNITS)
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
1820
Construction
FRAME
Heating
HOT WATER
Cooling
Yes
Stories
1
Buildings
1
Units
1
Bathrooms
4
Lot
0.33 ac
Current owner
From public records · entity-resolved
22 Coolidge Rd Invs LLC
Entity
Mailing address
123 PLEASANT ST, MARBLEHEAD, MA 01945-2380
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 15, 2021
$2,150,000
22 Coolidge Rd Invs LLC
F&m RT
Quit Claim Arm's Length For Ne States
$1,505,000 · Reading Cooperative Bank
Aug 25, 1998
—
F&m Trust
—
Deed Of Trust
related
$240,000 · Danvers Savings Bank
Feb 23, 1995
—
F
—
Deed Of Trust
related
$75,000 · Danvers Savings Bank
Apr 1, 1994
—
F&m Trust
—
Deed Of Trust
related
$350,000 · Danvers Savings Bank
May 3, 1990
—
F & M Trust
—
Deed Of Trust
related
$1,200,000 · Boston Trade 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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