New search
Property profile & analytics
OFF-MARKET
Estimated value
$655,000
Manufacturing properties
291 Riv St, Haverhill, MA 01832-5210
Individually Owned
10-yr Hold
~
Est. High Equity
Property ID
US38-1493392
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1890
Construction
FRAME
Total area
5,600 SF
Lot
0.4 ac (17,306 SF)
Zoning code
TY
APN
HAVE M:0503 B:00236 L:21
UPID
US38-1493392
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$655k
Owner & transaction history
Jv Hostetter Family Ll · 10 yrs held
Jv Hostetter Family Ll
since 2016
6 recorded transactions
Zoning & alternative use
TY · Haverhill, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$805,000
+3.4%
Warehouse, storage
$785,000
+1.3%
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 Haverhill submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Haverhill 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
INDUSTRIAL (GENERAL)
$775,000
Current use
RETAIL STORES
$805,000
Change: +3% · Conversion: Moderate
WAREHOUSE, STORAGE
$785,000
Change: +1% · Conversion: Easy
Blend value · Realmo final
$655k
Range $590k – $721k · ±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
$117 / 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
$7,815
Tax year 2024
Assessed value
$403,900
Assessed 2024
Previous assessed
$389,900
+3.6% YoY
Effective rate
1.93%
On assessed value
Assessed land
$236,400
Assessed improvement
$167,500
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1890
Construction
FRAME
Heating
SPACE
Buildings
1
Stories
2
Units
1
Bathrooms
3
Total area
5,600 SF
Lot
0.4 ac (17,306 SF)
Zoning code
TY
APN
HAVE M:0503 B:00236 L:21
UPID
US38-1493392
Jurisdiction
HAVERHILL
Metro division
ESSEX COUNTY, MA METROPOLITAN DIVISION
Zoning & alternative use
TY · Haverhill, MA
Zoning TY · permitted uses
TY · Haverhill, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Haverhill. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$775,000
RETAIL STORES
Est. value
$805,000
WAREHOUSE, STORAGE
Est. value
$785,000
INDUSTRIAL (GENERAL) Current
RETAIL STORES
WAREHOUSE, STORAGE
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
1890
Construction
FRAME
Heating
SPACE
Stories
2
Buildings
1
Units
1
Bathrooms
3
Lot
0.4 ac
Current owner
From public records · entity-resolved
Jv Hostetter Family Ll
Individual
Mailing address
5 CAMELOT DR, BOXFORD, MA 01921-1842
Ownership since
2016
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
Jul 26, 2024
—
J V Hostetter Family LLC
—
Deed
related
$300,000 · North Shore Bank
Jan 2, 2020
—
J V Hostetter Family LLC
—
Deed
related
$1 · North Shore Bank
Apr 19, 2016
$407,500
Jv Hostetter Family Ll
Philip R Rice
Quit Claim Arm's Length For Ne States
$326,000 · North Shore Bank
Feb 1, 2005
$280,000
Philip R Rice
261 River Street T
Deed
$224,000 · Banknorth Mtg Group
Jul 14, 1988
—
Philip R Rice
—
Deed Of Trust
related
$150,000 · Bank Of New England
Jul 30, 1987
—
Philip R Rice
—
Deed Of Trust
related
$30,000 · Family Mutual Savings 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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 291 Riv St?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
