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Property profile & analytics
OFF-MARKET
Estimated value
$1,805,000
Retail space
260 Andover St Peabody, MA 01960-1502
Individually Owned
32-yr Hold
Free & Clear
Property ID
US38-1536293
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1996
Construction
FRAME
Total area
9,184 SF
Lot
2.17 ac (94,656 SF)
Zoning code
BR
APN
PEAB M:0029 B:0020
UPID
US38-1536293
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
-
Men's Wearhouse Clothing & Fashion Store
-
Tennessee's Real BBQ Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.32M
Comparable Approach
Comparable
$1.20M
Blend (final)
Blend
$1.81M
Owner & transaction history
William F Garland · 32 yrs held
William F Garland
since 1994
7 recorded transactions
Zoning & alternative use
BR · Peabody, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$2.9M
+43.8%
Auto repair, garage
$2.2M
+7.7%
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 Peabody submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Peabody 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%
$2,515,000
6.5%
$2,320,000
7%
$2,155,000
Alternative Use
Use
Estimation
RETAIL STORES
$2,045,000
Current use
APARTMENT HOUSE (5+ UNITS)
$2,935,000
Change: +44% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,200,000
Change: +8% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,985,000
Change: -3% · Conversion: Easy
OFFICE BUILDING
$1,700,000
Change: -17% · Conversion: Easy
Blend value · Realmo final
$1.81M
Range $1.62M – $1.99M · ±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
$197 / 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
$51,007
Tax year 2024
Assessed value
$2,708,800
Assessed 2024
Previous assessed
$2,708,800
+0.0% YoY
Effective rate
1.88%
On assessed value
Assessed land
$1,534,600
Assessed improvement
$1,174,200
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1996
Construction
FRAME
Heating
SPACE
Cooling
YES
Buildings
1
Stories
1
Units
2
Total area
9,184 SF
Lot
2.17 ac (94,656 SF)
Zoning code
BR
APN
PEAB M:0029 B:0020
UPID
US38-1536293
Jurisdiction
PEABODY
Metro division
ESSEX COUNTY, MA METROPOLITAN DIVISION
Zoning & alternative use
BR · Peabody, MA
Zoning BR · permitted uses
BR · Peabody, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Peabody. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$2.0M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.9M
AUTO REPAIR, GARAGE
Est. value
$2.2M
COMMERCIAL (GENERAL)
Est. value
$2.0M
OFFICE BUILDING
Est. value
$1.7M
RETAIL STORES Current
APARTMENT HOUSE (5+ UNITS)
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
OFFICE BUILDING
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
1996
Construction
FRAME
Heating
SPACE
Cooling
Yes
Stories
1
Buildings
1
Units
2
Lot
2.17 ac
Current owner
From public records · entity-resolved
William F Garland
Individual
Free & Clear · 32 yrs held
Mailing address
18 7TH SISTER RD, HAVERHILL, MA 01830-4364
Ownership since
1994
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 17, 2007
—
260 Andover Street RT
—
Deed Of Trust
related
$1,700,000 · North Shore Bank
Jul 16, 2007
—
260 Andover Street RT
—
Deed Of Trust
related
$1,250,000 · North Shore Bank
Aug 19, 1997
—
260 Andover St. RT
—
Deed Of Trust
related
$1,575,000 · Midland Loan Service
Sep 17, 1996
—
260 Andover St. RT
—
Deed Of Trust
related
$1,300,000 · East Boston Savings Bank
May 29, 1996
—
260 Andover St. RT
—
Deed Of Trust
related
$410,000 · Peter Pantazelos
Nov 22, 1995
—
260 Andover Street RT
—
Deed Of Trust
related
$50,000 · K Pantazelos
Jun 9, 1994
—
William G Garland
—
Deed Of Trust
related
$1,500,000 · Warren Five Cts Savings
Jan 11, 1994
$550,000
William F Garland
Fdic
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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