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Property profile & analytics
OFF-MARKET
Estimated value
$1,490,000
Investment properties
21 Washington St 27 Haverhill, MA 01832-5523
Entity Owned
6-yr Hold
Free & Clear
Property ID
US38-1381693
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1882
Construction
FRAME
Total area
11,025 SF
Lot
0.07 ac (3,180 SF)
Zoning code
TY
APN
HAVE M:0301 B:00053 L:5
UPID
US38-1381693
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
-
United Cakes Bakery Cafe & Coffee Shop
-
Serena's Party Boutique Party Supply Store (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.29M
Blend (final)
Blend
$1.49M
Owner & transaction history
27 Wa Street LLC · 6 yrs held
27 Wa Street LLC
since 2019
7 recorded transactions
Zoning & alternative use
TY · Haverhill, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$2.5M
+104.5%
Retail stores
$1.6M
+31.1%
Warehouse, storage
$1.6M
+28.5%
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 Haverhill submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Haverhill 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
COMMERCIAL (GENERAL)
$1,205,000
Current use
OFFICE BUILDING
$2,465,000
Change: +104% · Conversion: Easy
RETAIL STORES
$1,580,000
Change: +31% · Conversion: Easy
WAREHOUSE, STORAGE
$1,550,000
Change: +28% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$1,530,000
Change: +27% · Conversion: Moderate
Blend value · Realmo final
$1.49M
Range $1.34M – $1.64M · ±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
$135 / 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
$9,171
Tax year 2020
Assessed value
$1,374,655
Assessed 2024
Previous assessed
$728,419
+88.7% YoY
Effective rate
0.67%
On assessed value
Assessed land
$589,500
Assessed improvement
$785,155
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
1882
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
4
Units
11
Rooms
33
Bathrooms
11
Total area
11,025 SF
Lot
0.07 ac (3,180 SF)
Zoning code
TY
APN
HAVE M:0301 B:00053 L:5
UPID
US38-1381693
Jurisdiction
HAVERHILL
Metro division
ESSEX COUNTY, MA METROPOLITAN DIVISION
Zoning & alternative use
TY · Haverhill, MA
Zoning TY · permitted uses
TY · Haverhill, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Haverhill. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.2M
OFFICE BUILDING
Est. value
$2.5M
RETAIL STORES
Est. value
$1.6M
WAREHOUSE, STORAGE
Est. value
$1.6M
INDUSTRIAL (GENERAL)
Est. value
$1.5M
COMMERCIAL (GENERAL) Current
OFFICE BUILDING
RETAIL STORES
WAREHOUSE, STORAGE
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
1882
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
4
Buildings
1
Units
11
Rooms
33
Bathrooms
11
Lot
0.07 ac
Current owner
From public records · entity-resolved
27 Wa Street LLC
Entity
Free & Clear · 6 yrs held
Mailing address
PO BOX 5422, HAVERHILL, MA 01835-0422
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 22, 2021
—
27 Washington Street LLC
—
Deed
related
$973,944 · North Shore Community Development
Aug 28, 2020
—
27 Wa St LLC
—
Deed
related
$2,000,000 · Mass Dev Fin'l Agcy
Dec 27, 2019
—
27 Wa Street LLC
First Light Ventures LLC
Quit Claim Deed
related
—
Sep 6, 2019
$500,000
First Light Ventures LLC
Battistini,frederick A
Quit Claim Deed
—
Aug 1, 2012
$1
Frederick A Battistini JR.
Battistini Ft
Grant Deed
related
—
Apr 1, 1998
—
Fred A Battistini JR.
—
Deed Of Trust
related
$50,000 · New England Comm Mortgage
—
—
27 Wa St LLC
—
Deed Of Trust
related
$2,000,000 · Mass Dev Fin'l Agcy
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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