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Property profile & analytics
OFF-MARKET
Estimated value
$555,000
Investment properties
264 Bay Rd South Hamilton, MA 01982-2248
Entity Owned
20-yr Hold
Free & Clear
Property ID
US38-1039694
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1928
Construction
FRAME
Total area
2,559 SF
Lot
0.28 ac (12,197 SF)
Zoning code
B
APN
HAMI M:55 B:231
UPID
US38-1039694
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
-
SLC Interiors Interior Design Home Decor Store
-
Blue Peacock (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$736k
Blend (final)
Blend
$555k
Owner & transaction history
Mingo Springs LLC · 20 yrs held
Mingo Springs LLC
since 2005
4 recorded transactions
Zoning & alternative use
B · South Hamilton, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$660,000
+29.0%
Auto repair, garage
$615,000
+20.2%
Retail stores
$570,000
+11.6%
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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$510,000
Current use
OFFICE BUILDING
$660,000
Change: +29% · Conversion: Easy
AUTO REPAIR, GARAGE
$615,000
Change: +20% · Conversion: Difficult
RETAIL STORES
$570,000
Change: +12% · Conversion: Easy
Blend value · Realmo final
$555k
Range $500k – $611k · ±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
$217 / 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
$10,119
Tax year 2024
Assessed value
$669,700
Assessed 2024
Previous assessed
$669,700
+0.0% YoY
Effective rate
1.51%
On assessed value
Assessed land
$329,600
Assessed improvement
$340,100
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1928
Construction
FRAME
Heating
HOT WATER
Cooling
YES
Buildings
1
Stories
2
Units
1
Rooms
3
Bathrooms
2
Total area
2,559 SF
Lot
0.28 ac (12,197 SF)
Zoning code
B
APN
HAMI M:55 B:231
UPID
US38-1039694
Jurisdiction
HAMILTON
Metro division
ESSEX COUNTY, MA METROPOLITAN DIVISION
Zoning & alternative use
B · South Hamilton, MAZoning 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
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$510,000
OFFICE BUILDING
Est. value
$660,000
AUTO REPAIR, GARAGE
Est. value
$615,000
RETAIL STORES
Est. value
$570,000
COMMERCIAL (GENERAL) Current
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
1928
Construction
FRAME
Heating
HOT WATER
Cooling
Yes
Stories
2
Buildings
1
Units
1
Rooms
3
Bathrooms
2
Lot
0.28 ac
Current owner
From public records · entity-resolved
Mingo Springs LLC
Entity
Free & Clear · 20 yrs held
Mailing address
264 BAY RD, SOUTH HAMILTON, MA 01982-2248
Ownership since
2005
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 17, 2007
—
Mingo Springs LLC
—
Deed Of Trust
related
$200,000 · Beverly National Bank
Nov 8, 2005
$775,000
Mingo Springs LLC
Medeiros,frank JR
Grant Deed
—
Mar 16, 2000
—
Frank P Madeiros JR.
—
Deed Of Trust
related
$50,000 · Beverly National Bank
Mar 15, 1993
$190,000
Frank Madeiros JR.
Mad Hatter Real Est Tr
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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