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Property profile & analytics
OFF-MARKET
Estimated value
$740,000
Office Spaces
203 Willow St 11A South Hamilton, MA 01982-2292
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US38-1227212
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
1986
Construction
FRAME
Total area
2,439 SF
Zoning code
B
APN
HAMI M:55 B:11A L:225
UPID
US38-1227212
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
-
Performance Trust Capital Partners Financial Advisor
-
Riquier Kathleen A Foster Care Service Social Service Agency
-
Patricia Axsom O'Brien, MDiv, LICSW Psychotherapist
-
Steven Ozahowski Appraisals LLC Real Estate Agency
-
C G Johnson Engineering Inc Civil Engineer
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$662k
Blend (final)
Blend
$740k
Owner & transaction history
Willowdale Associates LLC · 4 yrs held
Willowdale Associates LLC
since 2021
Last sale
$800,000
5 recorded transactions
Zoning & alternative use
B · South Hamilton, 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 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$625,000
Current use
AUTO REPAIR, GARAGE
$585,000
Change: -7% · Conversion: Difficult
RETAIL STORES
$540,000
Change: -13% · Conversion: Moderate
Blend value · Realmo final
$740k
Range $666k – $814k · ±10% · vs last sale $800k (Nov 10 2021)
Last sale anchor
$800k
Nov 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
$303 / 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
$7,637
Tax year 2024
Assessed value
$505,400
Assessed 2024
Previous assessed
$505,400
+0.0% YoY
Effective rate
1.51%
On assessed value
Assessed improvement
$505,400
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Office Spaces
Use group
CONDOMINIUM OFFICES
Status
Off-Market
Year built
1986
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Total area
2,439 SF
Zoning code
B
APN
HAMI M:55 B:11A L:225
UPID
US38-1227212
Jurisdiction
HAMILTON
Metro division
ESSEX COUNTY, MA METROPOLITAN DIVISION
Zoning & alternative use
B · South Hamilton, MA
Zoning B · permitted uses
B · 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
OFFICE BUILDING Current
Est. value
$625,000
AUTO REPAIR, GARAGE
Est. value
$585,000
RETAIL STORES
Est. value
$540,000
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
RETAIL STORES
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
1986
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Current owner
From public records · entity-resolved
Willowdale Associates LLC
Entity
Mailing address
205 WILLOW ST, SOUTH HAMILTON, MA 01982-2255
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
Nov 10, 2021
$800,000
Willowdale Associates LLC
Shalom T
Quit Claim Arm's Length For Ne States
$1,484,000 · Bankgloucester (gloucester Coop Ban
Jan 30, 2009
—
T Shalom
—
Deed Of Trust
related
$506,000 · Beverly National Bank
May 4, 2005
—
T Shalom
—
Deed Of Trust
related
$300,000 · Beverly National Bank
Sep 26, 2003
—
T Shalom
—
Deed Of Trust
related
$200,000 · Beverly National Bank
Nov 7, 1988
—
Shalom Trust
—
Deed Of Trust
related
$40,000 · Salem Five Cents Savings 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.
Try Rey
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