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Property profile & analytics
OFF-MARKET
Estimated value
$10,550,000
Residential income homes
254 Amesbury Rd Haverhill, MA 01830-2348
Individually Owned
7-yr Hold
~
Est. High Equity
Property ID
US38-1691980
Property profile
Verified
Property type
Residential income homes
Use group
BOARDING/ROOMING HOUSE
Year built
1997
Construction
FRAME
Total area
74,723 SF
Lot
5.15 ac (224,334 SF)
APN
HAVE M:0465 B:00004 L:5B
UPID
US38-1691980
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
-
Benchmark at Haverhill Crossings Nursing Home Retirement Community
-
Benchmark Housing Complex
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$6.80M
Blend (final)
Blend
$10.55M
Owner & transaction history
Bsl Husky Haverhill Kre · 7 yrs held
Bsl Husky Haverhill Kre
since 2019
7 recorded transactions
Zoning & alternative use
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 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
Blend value · Realmo final
$10.55M
Range $9.50M – $11.61M · ±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
$141 / 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
$118,119
Tax year 2024
Assessed value
$11,101,400
Assessed 2024
Previous assessed
$12,158,300
-8.7% YoY
Effective rate
1.06%
On assessed value
Assessed land
$5,160,000
Assessed improvement
$5,941,400
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
Residential income homes
Use group
BOARDING/ROOMING HOUSE
Status
Off-Market
Year built
1997
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Units
86
Rooms
22
Bathrooms
92
Total area
74,723 SF
Lot
5.15 ac (224,334 SF)
APN
HAVE M:0465 B:00004 L:5B
UPID
US38-1691980
Jurisdiction
HAVERHILL
Metro division
ESSEX COUNTY, MA METROPOLITAN DIVISION
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1997
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Units
86
Rooms
22
Bathrooms
92
Lot
5.15 ac
Current owner
From public records · entity-resolved
Bsl Husky Haverhill Kre
Individual
Mailing address
PO BOX 92129, SOUTHLAKE, TX 76092-0102
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
Jul 17, 2019
$11,390,000
Bsl Husky Haverhill Kre
254 Amesbury Road LLC
Quit Claim Deed
$478,839,000 · Berkeley Point Cap
Jan 22, 2015
$9,140,000
254 Amesbury Road LLC
Ireif 3 Haverhill Sh LLC
Quit Claim Deed
$238,000,000 · Health Care R/e Inv Tr
Jul 6, 2005
$8,877,880
Ireif Haverhill Sh LLC
Benchmark Have SR Hsng
Grant Deed
—
Apr 2, 2001
$9,639,510
Have Senior Benchmark
Haverhill Crossings Lc
Grant Deed
related
$6,875,000 · Home Loan & Investment Bank
Apr 1, 1999
—
Haverhill Crossings
—
Deed Of Trust
related
$6,442,272 · Bank Of New Hampshire
Nov 13, 1997
—
Haverhill Crossings Lc
—
Deed Of Trust
related
$3,415,000 · Cfx Bank
Oct 27, 1997
$475,000
Haverhill Crsng LLC
Northern Essex RT
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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