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Property profile & analytics
OFF-MARKET
Estimated value
$4,315,000
Investment properties
31 Western Ave Gloucester, MA 01930-3657
Entity Owned
3-yr Hold
Property ID
US38-0572918
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Lot
0.43 ac (18,912 SF)
Zoning code
NB
APN
GLOU M:0002 B:0042 L:0000
UPID
US38-0572918
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
-
Waterfront Cafe Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.86M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.32M
Owner & transaction history
Viceroy Magnolia Partners · 3 yrs held
Viceroy Magnolia Partners
since 2023
Last sale
$4.8M
6 recorded transactions
Zoning & alternative use
NB · Gloucester, 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 Gloucester submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Gloucester 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
$3,810,000
ML approach
$3,855,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$4.32M
Range $3.88M – $4.75M · ±10% · vs last sale $4.80M (Apr 24 2023)
Last sale anchor
$4.80M
Apr 24 2023
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
—
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 2020Property tax & assessments
Tax year 2020
Tax billed
$19,341
Tax year 2020
Assessed value
$3,179,900
Assessed 2024
Previous assessed
$3,179,900
+0.0% YoY
Effective rate
0.61%
On assessed value
Assessed land
$1,291,600
Assessed improvement
$1,888,300
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
Heating
NONE
Cooling
YES
Buildings
2
Units
21
Lot
0.43 ac (18,912 SF)
Zoning code
NB
APN
GLOU M:0002 B:0042 L:0000
UPID
US38-0572918
Jurisdiction
GLOUCESTER
Metro division
ESSEX COUNTY, MA METROPOLITAN DIVISION
Zoning & alternative use
NB · Gloucester, MA
Zoning NB · permitted uses
NB · Gloucester, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Gloucester. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Heating
NONE
Cooling
Yes
Buildings
2
Units
21
Lot
0.43 ac
Current owner
From public records · entity-resolved
Viceroy Magnolia Partners
Entity
Mailing address
31 WESTERN AVE, GLOUCESTER, MA 01930-3657
Ownership since
2023
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
Dec 19, 2025
—
Viceroy Magnolia Partners
—
Deed
related
$3,925,000 · Eastern Bank
Apr 24, 2023
$4,800,000
Viceroy Magnolia Partners
Harbor View RT
Quit Claim Arm's Length For Ne States
—
Aug 6, 2013
—
Harbor View RT
—
Deed Of Trust
related
$490,000 · Rockport National Bank
Jul 2, 2002
—
Harbor View RT
—
Deed Of Trust
related
$500,000 · Rockport National Bank
Jan 27, 2000
$280,000
Constellation Corp
Harbor View RT
Grant Deed
$634,000 · Danvers Savings Bank
Jun 15, 1998
$221,250
Maureen P Malloy
Bordinaro,james A JR
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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