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Property profile & analytics
OFF-MARKET
Estimated value
$665,000
Investment properties
3 Scotland Yard Est, Groveland, MA 01834-1419
Individually Owned
21-yr Hold
Property ID
US38-1420496
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1979
Construction
FRAME
Total area
2,325 SF
Lot
2.13 ac (92,783 SF)
Zoning code
RB
APN
GROV M:07 B:043 L:C
UPID
US38-1420496
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
-
Groveland Equipment Repair Hardware & Home Improvement General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$725k
Comparable Approach
Comparable
$734k
Blend (final)
Blend
$665k
Owner & transaction history
Jill A Mccomiskie · 21 yrs held
Jill A Mccomiskie
since 2005
4 recorded transactions
Zoning & alternative use
RB · Groveland, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$600,000
+29.0%
Auto repair, garage
$555,000
+20.2%
Retail stores
$515,000
+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 Groveland submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Groveland 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%
$785,000
6.5%
$725,000
7%
$675,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$465,000
Current use
OFFICE BUILDING
$600,000
Change: +29% · Conversion: Easy
AUTO REPAIR, GARAGE
$555,000
Change: +20% · Conversion: Difficult
RETAIL STORES
$515,000
Change: +12% · Conversion: Easy
Blend value · Realmo final
$665k
Range $599k – $732k · ±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
$286 / 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
$8,798
Tax year 2024
Assessed value
$649,800
Assessed 2024
Previous assessed
$611,000
+6.4% YoY
Effective rate
1.35%
On assessed value
Assessed land
$244,200
Assessed improvement
$405,600
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1979
Construction
FRAME
Heating
ELECTRIC
Buildings
1
Stories
2
Units
1
Rooms
7
Bathrooms
3
Total area
2,325 SF
Lot
2.13 ac (92,783 SF)
Zoning code
RB
APN
GROV M:07 B:043 L:C
UPID
US38-1420496
Jurisdiction
GROVELAND
Metro division
ESSEX COUNTY, MA METROPOLITAN DIVISION
Zoning & alternative use
RB · Groveland, MA
Zoning RB · permitted uses
RB · Groveland, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Groveland. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$465,000
OFFICE BUILDING
Est. value
$600,000
AUTO REPAIR, GARAGE
Est. value
$555,000
RETAIL STORES
Est. value
$515,000
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
1979
Construction
FRAME
Heating
ELECTRIC
Stories
2
Buildings
1
Units
1
Rooms
7
Bathrooms
3
Lot
2.13 ac
Current owner
From public records · entity-resolved
Jill A Mccomiskie
Individual
Mailing address
3 SCOTLAND YARD EST, GROVELAND, MA 01834-1419
Mailing matches property
Yes
Owner-occupied
Yes
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
Mar 16, 2005
—
Jill A Mccomiskie
—
Deed Of Trust
related
$250,000 · Washington Mutual Bank
Oct 3, 2003
—
John Mccomiskie
—
Deed Of Trust
related
$200,000 · Washington Mutual Bank
Apr 15, 1994
—
John Mccomiskie
—
Deed Of Trust
related
$25,000 · Shawmut Bank Of Boston
Aug 17, 1989
—
John Mccomiskie
—
Deed Of Trust
related
$110,000 · Pentucket Five Cents
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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