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Property profile & analytics
OFF-MARKET
Estimated value
$2,155,000
Showrooms
3 Railroad St, Andover, MA 01810-3516
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US38-2041428
Property profile
Verified
Property type
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Year built
1910
Construction
STEEL FRAME
Total area
24,000 SF
Lot
0.47 ac (20,430 SF)
Zoning code
IG
APN
ANDO M:00055 B:00003 L:00000
UPID
US38-2041428
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
$2.04M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.73M
Blend (final)
Blend
$2.16M
Owner & transaction history
Mhc 88 LLC · 5 yrs held
Mhc 88 LLC
since 2021
Last sale
$1.7M
3 recorded transactions
Zoning & alternative use
IG · 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 Andover submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs 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
$2,195,000
ML approach
$2,035,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$2.16M
Range $1.94M – $2.37M · ±10% · vs last sale $1.73M (Mar 18 2021)
Last sale anchor
$1.73M
Mar 18 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
$90 / 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
$27,271
Tax year 2024
Assessed value
$1,070,300
Assessed 2024
Previous assessed
$716,800
+49.3% YoY
Effective rate
2.55%
On assessed value
Assessed land
$153,800
Assessed improvement
$916,500
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Status
Off-Market
Year built
1910
Construction
STEEL FRAME
Heating
HOT WATER
Buildings
1
Stories
1
Units
1
Bathrooms
4
Total area
24,000 SF
Lot
0.47 ac (20,430 SF)
Zoning code
IG
APN
ANDO M:00055 B:00003 L:00000
UPID
US38-2041428
Jurisdiction
ANDOVER
Metro division
ESSEX COUNTY, MA METROPOLITAN DIVISION
Zoning & alternative use
IG · Andover, MA
Zoning IG · permitted uses
IG · Andover, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Andover. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1910
Construction
STEEL FRAME
Heating
HOT WATER
Stories
1
Buildings
1
Units
1
Bathrooms
4
Lot
0.47 ac
Current owner
From public records · entity-resolved
Mhc 88 LLC
Entity
Mailing address
6890 S 2300TH E, SALT LAKE CITY, UT 84171-6001
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 11, 2022
—
Mhc 88
—
Deed
related
$615,000,000 · Citi Real Estate Funding
Mar 18, 2021
$1,730,000
Mhc 88 LLC
Andover Storage Assoc LLC
Quit Claim Arm's Length For Ne States
$270,095,279 · Jpmorgan Chase Bank NA
Mar 24, 1989
$600,000
Donald Winner
Matses,charles T
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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