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Property profile & analytics
OFF-MARKET
Estimated value
$2,510,000
Retail space
262 Andover St Peabody, MA 01960-1502
Individually Owned
3-yr Hold
~
Est. High Equity
Property ID
US38-0374377
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1999
Construction
FRAME
Total area
13,100 SF
Lot
1.55 ac (67,518 SF)
Zoning code
BR
APN
PEAB M:0029 B:0021
UPID
US38-0374377
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
-
Mattress Firm Peabody Furniture & Home Goods
-
Verizon Mobile Phone Store Electronics & Wireless Store
-
Verizon Business Services Business To Business Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$3.31M
Comparable Approach
Comparable
$1.72M
Blend (final)
Blend
$2.51M
Owner & transaction history
Willowdale RT · 3 yrs held
Willowdale RT
since 2022
7 recorded transactions
Zoning & alternative use
BR · Peabody, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$3.1M
+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%
$3,585,000
6.5%
$3,310,000
7%
$3,075,000
Alternative Use
Use
Estimation
RETAIL STORES
$2,915,000
Current use
AUTO REPAIR, GARAGE
$3,140,000
Change: +8% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,830,000
Change: -3% · Conversion: Easy
OFFICE BUILDING
$2,420,000
Change: -17% · Conversion: Easy
Blend value · Realmo final
$2.51M
Range $2.26M – $2.76M · ±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
$192 / 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
$67,967
Tax year 2024
Assessed value
$3,609,500
Assessed 2024
Previous assessed
$3,609,500
+0.0% YoY
Effective rate
1.88%
On assessed value
Assessed land
$1,440,000
Assessed improvement
$2,169,500
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
1999
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
2
Total area
13,100 SF
Lot
1.55 ac (67,518 SF)
Zoning code
BR
APN
PEAB M:0029 B:0021
UPID
US38-0374377
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
$2.9M
AUTO REPAIR, GARAGE
Est. value
$3.1M
COMMERCIAL (GENERAL)
Est. value
$2.8M
OFFICE BUILDING
Est. value
$2.4M
RETAIL STORES Current
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
1999
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
2
Lot
1.55 ac
Current owner
From public records · entity-resolved
Willowdale RT
Individual
Mailing address
PO BOX 3515, PEABODY, MA 01961-3515
Ownership since
2022
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
Nov 21, 2022
—
Willowdale RT
—
Deed
related
$350,000 · North Shore Bank
Dec 10, 2013
—
Willowsale RT
—
Deed Of Trust
related
$400,000 · North Shore Bank
Dec 18, 2012
—
Willowdale RT
—
Deed Of Trust
related
$725,000 · North Shore Bank
Sep 29, 2010
—
Willowdale RT
—
Deed Of Trust
related
$1,800,000 · Danvers Savings Bank
Jan 8, 2007
—
Decoulos,peter N Tr
—
Deed Of Trust
related
$336,000 · Danvers Savings Bank
Sep 24, 2003
—
Willowdale RT
—
Deed Of Trust
related
$1,700,000 · Danvers Savings Bank
Apr 6, 1999
—
Willowdale RT
—
Deed Of Trust
related
$1,700,000 · Danvers Savings Bank
Feb 26, 1993
—
Willowdale RT
—
Deed Of Trust
related
$450,000 · F & M Distributors
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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