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Property profile & analytics
OFF-MARKET
Estimated value
$2,040,000
Amusement parks
2087 Main St Tewksbury, MA 01876-3043
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US38-0135801
Property profile
Verified
Property type
Amusement parks
Use group
AMUSEMENT PARK
Year built
1979
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
8,800 SF
Lot
20.46 ac (891,238 SF)
Zoning code
COM
APN
TEWK M:0084 L:0090 U:0000
UPID
US38-0135801
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
-
Merrimack Valley Pavilion Arcade & Gaming Center Family Recreation Center
-
MVP's Mediterranean Kitchen Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.95M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.04M
Owner & transaction history
K & M Amusement Ctr LLC · 3 yrs held
K & M Amusement Ctr LLC
since 2023
Last sale
$2.2M
7 recorded transactions
Zoning & alternative use
COM · Tewksbury, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$2.3M
+340.5%
Commercial (general)
$1.2M
+140.8%
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 Tewksbury submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Tewksbury 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
$1,925,000
ML approach
$1,945,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,255,000
Change: +340% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,235,000
Change: +141% · Conversion: Difficult
Blend value · Realmo final
$2.04M
Range $1.84M – $2.24M · ±10% · vs last sale $2.15M (Jan 26 2023)
Last sale anchor
$2.15M
Jan 26 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
$232 / 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
$34,733
Tax year 2024
Assessed value
$1,376,100
Assessed 2024
Previous assessed
$1,376,100
+0.0% YoY
Effective rate
2.52%
On assessed value
Assessed land
$727,800
Assessed improvement
$648,300
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
Amusement parks
Use group
AMUSEMENT PARK
Status
Off-Market
Year built
1979
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
1
Bathrooms
2
Total area
8,800 SF
Lot
20.46 ac (891,238 SF)
Zoning code
COM
APN
TEWK M:0084 L:0090 U:0000
UPID
US38-0135801
Jurisdiction
TEWKSBURY
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
COM · Tewksbury, MA
Zoning COM · permitted uses
COM · Tewksbury, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Tewksbury. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING
Est. value
$2.3M
COMMERCIAL (GENERAL)
Est. value
$1.2M
OFFICE BUILDING
COMMERCIAL (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
1979
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
1
Bathrooms
2
Lot
20.46 ac
Current owner
From public records · entity-resolved
K & M Amusement Ctr LLC
Entity
Mailing address
2087 MAIN ST, TEWKSBURY, MA 01876-3043
Mailing matches property
Yes
Owner-occupied
Yes
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
Jan 26, 2023
$2,150,000
K & M Amusement Ctr LLC
Lbm LLC
Quit Claim Arm's Length For Ne States
$1,929,000 · Colony Bank
Feb 25, 2021
—
Lbm LLC
Grb Realty LLC
Correction Deed
related
—
Dec 30, 2020
—
Lbm LLC
—
Deed
related
$310,000 · Grb Realty LLC
Apr 12, 2018
—
Grb Realty LLC
—
Deed
related
$750,000 · Enterprise Bank & Trust Co
Dec 20, 2011
$1
A RT
Grb Realty LLC
Grant Deed
—
Dec 20, 2011
$312,500
G RT
Grb Realty LLC
Grant Deed
—
Dec 11, 2009
$570,000
Ne Heritage Prop Corp
Cherish RT
One Of Committee, Strict Foreclosure, Sheriff, Or Redemption Deeds
related
—
Sep 7, 2006
—
Cherish RT
—
Deed Of Trust
related
$350,000 · Stoneham Savings Bank
Jul 23, 2004
—
Cherish RT
—
Deed Of Trust
related
$240,000 · Richard Paglia
Jan 12, 2004
—
Cherish RT
—
Deed Of Trust
related
$322,000 · Marjem Mortgage Corp
—
—
Lbm LLC
—
Deed Of Trust
related
$310,000 · Grb Realty LLC
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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