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Property profile & analytics
OFF-MARKET
Estimated value
$980,000
Investment properties
189 Main St, Gloucester, MA 01930-6044
Individually Owned
Property ID
US38-0206910
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1880
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
8,641 SF
Lot
0.09 ac (4,028 SF)
Zoning code
CB
APN
GLOU M:0008 B:0027 L:0000
UPID
US38-0206910
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
-
Ken Riaf Attorney at Law Law Firm
-
Wheelhouse Cowork Coworking & Hybrid Office
-
Eddy Company, LLC Accounting Firm Tax Preparation
-
Blue River Diamonds Co (Bike/Boat/Book/etc) Store
-
Elite HRV (Bike/Boat/Book/etc) Store Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$954k
Blend (final)
Blend
$980k
Owner & transaction history
Popeo James
Popeo James
since 2026
Last sale
$784,000
7 recorded transactions
Zoning & alternative use
CB · Gloucester, 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 Gloucester submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Gloucester 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$980k
Range $882k – $1.08M · ±10% · vs last sale $784k (Jan 5 2026)
Last sale anchor
$784k
Jan 5 2026
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
$113 / 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 2020Property tax & assessments
Tax year 2020
Tax billed
$15,291
Tax year 2020
Assessed value
$1,792,700
Assessed 2024
Previous assessed
$1,792,700
+0.0% YoY
Effective rate
0.85%
On assessed value
Assessed land
$323,900
Assessed improvement
$1,468,800
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
1880
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HOT WATER
Cooling
YES
Buildings
1
Stories
3
Units
6
Bathrooms
5
Total area
8,641 SF
Lot
0.09 ac (4,028 SF)
Zoning code
CB
APN
GLOU M:0008 B:0027 L:0000
UPID
US38-0206910
Jurisdiction
GLOUCESTER
Metro division
ESSEX COUNTY, MA METROPOLITAN DIVISION
Zoning & alternative use
CB · Gloucester, MA
Zoning CB · permitted uses
CB · Gloucester, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Gloucester. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1880
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HOT WATER
Cooling
Yes
Stories
3
Buildings
1
Units
6
Bathrooms
5
Lot
0.09 ac
Current owner
From public records · entity-resolved
Popeo James
Individual
Mailing address
122 MAIN ST STE, GLOUCESTER, MA 01930-5779
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 30, 2026
$1,300,000
Popeo James
Hecht 189 Main LLC
Corporation Deed
—
Jan 5, 2026
$784,000
John Jacob
Hecht 189 Main LLC
Corporation Deed
—
Nov 12, 2025
$486,000
Neil M Vandam
Hecht 189 Main LLC
Corporation Deed
$388,800 · Cape Ann Savings Bank
Sep 13, 2019
—
Hecht 189 Main LLC
—
Deed
related
$1,725,000 · Cape Ann Savings Bank
Aug 17, 2016
—
Hecht 189 Main LLC
—
Deed
related
$1,665,000 · Cape Ann Savings Bank
Oct 18, 2013
—
Hecht 189 Main LLC
—
Deed Of Trust
related
$100,000 · Cape Ann Savings Bank
May 31, 2013
—
Hecht 189 Main LLC
—
Deed Of Trust
related
$1,500,000 · Cape Ann Savings Bank
Jan 3, 2013
$850,000
Hecht 189 Main LLC
189 Main Street LLC
Grant Deed
$880,000 · Cape Ann Savings Bank
Nov 29, 2010
$625,000
189 Main Street LLC
Laventis,george P
Grant Deed
—
Jun 5, 2002
—
George P Laventis
—
Deed Of Trust
related
$30,000 · Banknorth NA
Mar 30, 1999
—
Nora Murphy
—
Deed Of Trust
related
$21,000 · Bankboston Development Co LLC
Jun 11, 1991
—
George P Laventis
—
Deed Of Trust
related
$375,000 · Gloucester Bank & Trust Co
Aug 16, 1989
—
George Laventis
—
Deed Of Trust
related
$88,000 · Gloucester Bk & Tr Co
Dec 21, 1988
—
George P Laventis
—
Deed Of Trust
related
$60,000 · Gloucester Bk & Tr Co
Mar 16, 1987
—
George P Laventis
—
Deed Of Trust
related
$275,000 · Gloucester Bk & Tr 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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