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Property profile & analytics
OFF-MARKET
Estimated value
$1,250,000
Investment properties
21 Neptune Blvd Lynn, MA 01902-4472
Entity Owned
6-yr Hold
Free & Clear
Property ID
US38-0936876
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1950
Construction
STEEL FRAME
Total area
8,100 SF
Lot
0.36 ac (15,887 SF)
Zoning code
R5
APN
LYNN M:052 B:732 L:016
UPID
US38-0936876
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
-
La Ruta Restaurant Restaurant
-
Danny's Sweet Onion Rings Agricultural Supply Food Market
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.38M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.64M
Blend (final)
Blend
$1.25M
Owner & transaction history
Robles Brothers LLC · 6 yrs held
Robles Brothers LLC
since 2020
Last sale
$1.2M
3 recorded transactions
Zoning & alternative use
R5 · Lynn, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.8M
+34.8%
Office building
$1.7M
+27.2%
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 Lynn submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lynn 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
$1,175,000
ML approach
$1,375,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,330,000
Current use
RETAIL STORES
$1,790,000
Change: +35% · Conversion: Easy
OFFICE BUILDING
$1,690,000
Change: +27% · Conversion: Easy
INDUSTRIAL (GENERAL)
$1,325,000
Change: 0% · Conversion: Moderate
WAREHOUSE, STORAGE
$1,140,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$1.25M
Range $1.13M – $1.38M · ±10% · vs last sale $1.23M (May 12 2020)
Last sale anchor
$1.23M
May 12 2020
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
$154 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$22,195
Tax year 2023
Assessed value
$1,838,500
Assessed 2024
Previous assessed
$1,838,500
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$1,248,000
Assessed improvement
$590,500
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
1950
Construction
STEEL FRAME
Heating
SPACE
Buildings
1
Stories
2
Units
2
Bathrooms
2
Total area
8,100 SF
Lot
0.36 ac (15,887 SF)
Zoning code
R5
APN
LYNN M:052 B:732 L:016
UPID
US38-0936876
Jurisdiction
LYNN
Metro division
ESSEX COUNTY, MA METROPOLITAN DIVISION
Zoning & alternative use
R5 · Lynn, MA
Zoning R5 · permitted uses
R5 · Lynn, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lynn. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.3M
RETAIL STORES
Est. value
$1.8M
OFFICE BUILDING
Est. value
$1.7M
INDUSTRIAL (GENERAL)
Est. value
$1.3M
WAREHOUSE, STORAGE
Est. value
$1.1M
COMMERCIAL (GENERAL) Current
RETAIL STORES
OFFICE BUILDING
INDUSTRIAL (GENERAL)
WAREHOUSE, STORAGE
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
1950
Construction
STEEL FRAME
Heating
SPACE
Stories
2
Buildings
1
Units
2
Bathrooms
2
Lot
0.36 ac
Current owner
From public records · entity-resolved
Robles Brothers LLC
Entity
Free & Clear · 6 yrs held
Mailing address
85 CHATHAM ST, LYNN, MA 01902-2340
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 12, 2020
$1,225,000
Robles Brothers LLC
27 Neptune Blvd
Quit Claim Deed
—
Oct 8, 1997
$225,000
27 Neptune Blvd RT
Marco RT
Grant Deed
$105,000 · Gary Needham
Dec 10, 1996
$150,000
Marco RT
Morgan Memorial Good
Grant Deed
—
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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