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Property profile & analytics
OFF-MARKET
Estimated value
$645,000
Investment properties
28 Main St, North Andover, MA 01845-2410
Entity Owned
5-yr Hold
Property ID
US38-0749167
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1900
Total area
3,477 SF
Lot
0.18 ac (7,893 SF)
Zoning code
GB
APN
NAND M:00028 B:00013 L:00000
UPID
US38-0749167
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
-
As You Wish Occasion Event Planning Wedding Service
-
The Party Fun Rental Party Supply Store Rental Equipment Company
-
Everling Atelier Customs Department
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$585k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$708k
Blend (final)
Blend
$645k
Owner & transaction history
Cf Holdings LLC · 5 yrs held
Cf Holdings LLC
since 2021
Last sale
$675,000
7 recorded transactions
Zoning & alternative use
GB · North Andover, MA
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 North Andover submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs North Andover 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
$590,000
ML approach
$585,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$935,000
Current use
AUTO REPAIR, GARAGE
$835,000
Change: -11% · Conversion: Difficult
OFFICE BUILDING
$780,000
Change: -17% · Conversion: Easy
RETAIL STORES
$775,000
Change: -18% · Conversion: Easy
Blend value · Realmo final
$645k
Range $581k – $710k · ±10% · vs last sale $675k (Apr 28 2021)
Last sale anchor
$675k
Apr 28 2021
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
$186 / 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
Assessed value
$707,100
Assessed 2024
Previous assessed
$707,100
+0.0% YoY
Assessed land
$251,200
Assessed improvement
$455,900
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
1900
Heating
HOT WATER
Buildings
1
Stories
2
Units
2
Rooms
8
Bathrooms
3
Total area
3,477 SF
Lot
0.18 ac (7,893 SF)
Zoning code
GB
APN
NAND M:00028 B:00013 L:00000
UPID
US38-0749167
Jurisdiction
NORTH ANDOVER
Metro division
ESSEX COUNTY, MA METROPOLITAN DIVISION
Zoning & alternative use
GB · North Andover, MA
Zoning GB · permitted uses
GB · North Andover, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
North Andover. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$935,000
AUTO REPAIR, GARAGE
Est. value
$835,000
OFFICE BUILDING
Est. value
$780,000
RETAIL STORES
Est. value
$775,000
COMMERCIAL (GENERAL) Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
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
1900
Heating
HOT WATER
Stories
2
Buildings
1
Units
2
Rooms
8
Bathrooms
3
Lot
0.18 ac
Current owner
From public records · entity-resolved
Cf Holdings LLC
Entity
Mailing address
28 MAIN ST, NORTH ANDOVER, MA 01845-2410
Ownership since
2021
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
Apr 28, 2021
—
Cf Holdings LLC
Cesario M Ferreria
Quit Claim Deed
related
$435,000 · Berkshire Bank
Jan 26, 2021
$675,000
Cesario M Ferreria
Haleiwa Properties RT
Quit Claim Arm's Length For Ne States
$435,000 · Richard J Morway
Sep 26, 2014
—
Haleiwn Properties Realty Trust
Juarez Saveria I Trust
Quit Claim Deed
related
—
Feb 8, 2013
$473,500
Irma Juarez Ret Saveria
Break Away RT
Grant Deed
—
Aug 31, 2005
$649,900
Break Away RT
Sutton Redevelopment LLC
Grant Deed
$520,000 · Georgetown Savings Bank
Jun 17, 1997
—
Caron Dev Tr
—
Deed Of Trust
related
$60,000 · Patricia E Brennan
Dec 7, 1994
—
Caron Dev Trust
—
Deed Of Trust
related
$120,000 · Economy Coop 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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