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Property profile & analytics
OFF-MARKET
Estimated value
$1,585,000
Office buildings
22 Main St, Topsfield, MA 01983-1835
Individually Owned
34-yr Hold
~
Est. High Equity
Property ID
US38-1516102
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1850
Construction
FRAME
Total area
4,255 SF
Lot
0.34 ac (14,810 SF)
Zoning code
CR
APN
TOPS M:0040 B:0083 L:
UPID
US38-1516102
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
-
James J Fitzgerald Architects Architect
-
ABT Yoga Gym & Fitness Center
-
A Body Transformed Alternative Medicine Practice Spa & Massage Center
-
Paul Hart - Financial Advisor, Ameriprise Financial Services, LLC Financial Advisor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.95M
Comparable Approach
Comparable
$1.23M
Blend (final)
Blend
$1.59M
Owner & transaction history
Marvin RT · 34 yrs held
Marvin RT
since 1991
1 recorded transaction
Zoning & alternative use
CR · Topsfield, 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 Topsfield submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Topsfield 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%
$2,110,000
6.5%
$1,945,000
7%
$1,805,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,095,000
Current use
AUTO REPAIR, GARAGE
$1,020,000
Change: -7% · Conversion: Difficult
Blend value · Realmo final
$1.59M
Range $1.43M – $1.74M · ±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
$373 / 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
$10,929
Tax year 2024
Assessed value
$744,000
Assessed 2024
Previous assessed
$744,000
+0.0% YoY
Effective rate
1.47%
On assessed value
Assessed land
$425,000
Assessed improvement
$319,000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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 buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1850
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
3
Units
6
Rooms
16
Bathrooms
2
Total area
4,255 SF
Lot
0.34 ac (14,810 SF)
Zoning code
CR
APN
TOPS M:0040 B:0083 L:
UPID
US38-1516102
Jurisdiction
TOPSFIELD
Metro division
ESSEX COUNTY, MA METROPOLITAN DIVISION
Zoning & alternative use
CR · Topsfield, MA
Zoning CR · permitted uses
CR · Topsfield, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Topsfield. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$1.0M
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
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
1850
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
3
Buildings
1
Units
6
Rooms
16
Bathrooms
2
Lot
0.34 ac
Current owner
From public records · entity-resolved
Marvin RT
Individual
Mailing address
63 CALDWELL FARM RD, BYFIELD, MA 01922-2823
Ownership since
1991
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 15, 1991
$315,000
Marvin RT
No Shore Fin Services
Grant Deed
$275,000 · Ipswich 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.
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