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Property profile & analytics
OFF-MARKET
Estimated value
$2,045,000
Hotels
264 Pleasant St, Marblehead, MA 01945-2147
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US38-1850138
Property profile
Verified
Property type
Hotels
Use group
HOTEL-RESORT
Year built
1872
Construction
FRAME
Total area
6,334 SF
Lot
0.77 ac (33,585 SF)
Zoning code
SR
APN
MARB M:0087 B:0018 L:0
UPID
US38-1850138
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
-
The Hotel Marblehead Hotel & Motel
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.19M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.05M
Owner & transaction history
Atlantic Avenue Prop LLC · 4 yrs held
Atlantic Avenue Prop LLC
since 2022
Last sale
$1.9M
6 recorded transactions
Zoning & alternative use
SR · Marblehead, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$2.7M
+579.0%
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 Marblehead submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Marblehead 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
$2,155,000
ML approach
$2,185,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,710,000
Change: +579% · Conversion: Difficult
Blend value · Realmo final
$2.05M
Range $1.84M – $2.25M · ±10% · vs last sale $1.93M (Apr 29 2022)
Last sale anchor
$1.93M
Apr 29 2022
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
$323 / 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
$13,411
Tax year 2024
Assessed value
$1,496,800
Assessed 2024
Previous assessed
$1,375,800
+8.8% YoY
Effective rate
0.90%
On assessed value
Assessed land
$1,049,400
Assessed improvement
$447,400
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
Hotels
Use group
HOTEL-RESORT
Status
Off-Market
Year built
1872
Construction
FRAME
Heating
STEAM
Cooling
YES
Buildings
1
Stories
3
Units
10
Rooms
10
Bathrooms
12
Total area
6,334 SF
Lot
0.77 ac (33,585 SF)
Zoning code
SR
APN
MARB M:0087 B:0018 L:0
UPID
US38-1850138
Jurisdiction
MARBLEHEAD
Metro division
ESSEX COUNTY, MA METROPOLITAN DIVISION
Zoning & alternative use
SR · Marblehead, MA
Zoning SR · permitted uses
SR · Marblehead, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Marblehead. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING
Est. value
$2.7M
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
1872
Construction
FRAME
Heating
STEAM
Cooling
Yes
Stories
3
Buildings
1
Units
10
Rooms
10
Bathrooms
12
Lot
0.77 ac
Current owner
From public records · entity-resolved
Atlantic Avenue Prop LLC
Entity
Mailing address
1 CURTIS ST, EAST BOSTON, MA 02128-5162
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 29, 2022
$1,925,000
Atlantic Avenue Prop LLC
264 Pleasant St Re Hldg
Quit Claim Arm's Length For Ne States
$1,443,750 · Eagle Bank
Mar 12, 2018
—
264 Pleasant St Re Hld
—
Deed
related
$150,000 · East Boston Savings Bank
Jan 19, 2018
$1,300,000
264 Pleasant St Re Hld
264 Pleasantstreet LLC
Quit Claim Arm's Length For Ne States
$1,125,000 · East Boston Savings Bank
May 6, 2011
$1,075,000
246 Pleasant Street LLC
Marblehead Inn RT
Grant Deed
$806,250 · East Boston Savings Bank
Jun 14, 2007
—
Marblehead Inn RT
—
Deed Of Trust
related
$780,000 · Salem Five Cents Savings Bank
Oct 30, 1997
$500,000
264 Pleasant Manor RT
Phelan,richard L
Grant Deed
$650,000 · North Shore Bank
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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