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Property profile & analytics
OFF-MARKET
Estimated value
$1,620,000
Investment properties
2 Hillside Ave, Amesbury, MA 01913-2200
Individually Owned
36-yr Hold
Property ID
US38-1107497
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1880
Construction
FRAME
Total area
6,628 SF
Lot
0.43 ac (18,560 SF)
Zoning code
R8
APN
AMES M:64 B:0056
UPID
US38-1107497
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
-
Paul C Rogers & Sons Funeral Homes Social Service Agency
-
Rogers Funeral Home Social Service Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.07M
Comparable Approach
Comparable
$1.66M
Blend (final)
Blend
$1.62M
Owner & transaction history
David Dwan · 36 yrs held
David Dwan
since 1989
2 recorded transactions
Zoning & alternative use
R8 · Amesbury, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.3M
+73.2%
Apartment house (5+ units)
$2.1M
+60.4%
Office building
$1.7M
+29.0%
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 Amesbury submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Amesbury 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%
$2,235,000
6.5%
$2,065,000
7%
$1,915,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,320,000
Current use
RESTAURANT
$2,290,000
Change: +73% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$2,120,000
Change: +60% · Conversion: Moderate
OFFICE BUILDING
$1,705,000
Change: +29% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,590,000
Change: +20% · Conversion: Difficult
RETAIL STORES
$1,475,000
Change: +12% · Conversion: Easy
INDUSTRIAL (GENERAL)
$1,085,000
Change: -18% · Conversion: Moderate
Blend value · Realmo final
$1.62M
Range $1.46M – $1.78M · ±10%
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
$244 / 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
$20,624
Tax year 2024
Assessed value
$1,318,700
Assessed 2024
Previous assessed
$1,318,700
+0.0% YoY
Effective rate
1.56%
On assessed value
Assessed land
$192,100
Assessed improvement
$1,126,600
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1880
Construction
FRAME
Heating
HOT WATER
Cooling
YES
Buildings
1
Stories
2
Units
2
Rooms
12
Bathrooms
11
Total area
6,628 SF
Lot
0.43 ac (18,560 SF)
Zoning code
R8
APN
AMES M:64 B:0056
UPID
US38-1107497
Jurisdiction
AMESBURY
Metro division
ESSEX COUNTY, MA METROPOLITAN DIVISION
Zoning & alternative use
R8 · Amesbury, MA
Zoning R8 · permitted uses
R8 · Amesbury, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Amesbury. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.3M
RESTAURANT
Est. value
$2.3M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.1M
OFFICE BUILDING
Est. value
$1.7M
AUTO REPAIR, GARAGE
Est. value
$1.6M
RETAIL STORES
Est. value
$1.5M
INDUSTRIAL (GENERAL)
Est. value
$1.1M
COMMERCIAL (GENERAL) Current
RESTAURANT
APARTMENT HOUSE (5+ UNITS)
OFFICE BUILDING
AUTO REPAIR, GARAGE
RETAIL STORES
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
1880
Construction
FRAME
Heating
HOT WATER
Cooling
Yes
Stories
2
Buildings
1
Units
2
Rooms
12
Bathrooms
11
Lot
0.43 ac
Current owner
From public records · entity-resolved
David Dwan
Individual
Mailing address
2 HILLSIDE AVE, AMESBURY, MA 01913-2200
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
1989
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 29, 1989
—
David Dwan
—
Deed Of Trust
related
$7,500 · Progressive Cnsmr FCU
Jun 14, 1988
—
David F Dwan
—
Deed Of Trust
related
$37,900 · Raytheon Employees Cu
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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