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Property profile & analytics
OFF-MARKET
Estimated value
$2,990,000
Investment properties
227 Willow St, South Hamilton, MA 01982-2289
Entity Owned
14-yr Hold
Free & Clear
Property ID
US38-0742401
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1981
Construction
FRAME
Total area
10,726 SF
Lot
0.73 ac (31,912 SF)
Zoning code
B
APN
HAMI M:55 B:235
UPID
US38-0742401
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
-
Anthony & Dodge PC Tax Preparation
-
Edward Jones - Financial Advisor: Sarah J Dik Financial Advisor
-
Edward Jones - Financial Advisor: Jan Dik Financial Advisor
-
Edward Jones - Financial Advisor: Jessica R Morello Financial Advisor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$3.34M
Comparable Approach
Comparable
$3.39M
Blend (final)
Blend
$2.99M
Owner & transaction history
Cam Holdings LLC · 14 yrs held
Cam Holdings LLC
since 2012
3 recorded transactions
Zoning & alternative use
B · South Hamilton, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.7M
+73.2%
Apartment house (5+ units)
$3.4M
+60.4%
Office building
$2.8M
+29.0%
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%
$3,620,000
6.5%
$3,340,000
7%
$3,105,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,140,000
Current use
RESTAURANT
$3,700,000
Change: +73% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$3,430,000
Change: +60% · Conversion: Moderate
OFFICE BUILDING
$2,755,000
Change: +29% · Conversion: Easy
AUTO REPAIR, GARAGE
$2,570,000
Change: +20% · Conversion: Difficult
RETAIL STORES
$2,385,000
Change: +12% · Conversion: Easy
Blend value · Realmo final
$2.99M
Range $2.69M – $3.29M · ±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
$279 / 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
$55,461
Tax year 2024
Assessed value
$3,670,500
Assessed 2024
Previous assessed
$3,670,500
+0.0% YoY
Effective rate
1.51%
On assessed value
Assessed land
$307,500
Assessed improvement
$3,363,000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1981
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
2
Stories
2
Units
2
Total area
10,726 SF
Lot
0.73 ac (31,912 SF)
Zoning code
B
APN
HAMI M:55 B:235
UPID
US38-0742401
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
COMMERCIAL (GENERAL) Current
Est. value
$2.1M
RESTAURANT
Est. value
$3.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$3.4M
OFFICE BUILDING
Est. value
$2.8M
AUTO REPAIR, GARAGE
Est. value
$2.6M
RETAIL STORES
Est. value
$2.4M
COMMERCIAL (GENERAL) Current
RESTAURANT
APARTMENT HOUSE (5+ UNITS)
OFFICE BUILDING
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
1981
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
2
Units
2
Lot
0.73 ac
Current owner
From public records · entity-resolved
Cam Holdings LLC
Entity
Free & Clear · 14 yrs held
Mailing address
227 WILLOW ST, SOUTH HAMILTON, MA 01982-2289
Ownership since
2012
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
Mar 23, 2023
—
C A M Holdings LLC
—
Deed
related
$2,275,000 · Institution For Savings Newburyport
Jan 5, 2017
—
Cam Holdings LLC
—
Deed
related
$2,200,000 · Inst Svgs Newburyport
May 22, 2012
$580,000
Cam Holdings LLC
Hansbury Philip J Est
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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