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Property profile & analytics
OFF-MARKET
Estimated value
$3,890,000
Industrial properties
31 Willow St Sta A Gloucester, MA 01930-2754
Individually Owned
2-yr Hold
~
Est. High Equity
Property ID
US38-1908210
Property profile
Verified
Property type
Industrial properties
Use group
CONDOMINIUMS (INDUSTRIAL)
Year built
1976
Total area
12,756 SF
Zoning code
GI
APN
GLOU M:0027 B:0020 L:0000(A)
UPID
US38-1908210
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
$3.89M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.89M
Owner & transaction history
Prime Storage Gloucester · 2 yrs held
Prime Storage Gloucester
since 2024
Last sale
$3.9M
3 recorded transactions
Zoning & alternative use
GI · Gloucester, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$4.4M
+148.5%
Apartment house (5+ units)
$4.1M
+130.2%
Office building
$3.3M
+85.0%
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
$3,890,000
ML approach
$3,890,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$4,405,000
Change: +148% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$4,080,000
Change: +130% · Conversion: Difficult
OFFICE BUILDING
$3,280,000
Change: +85% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,055,000
Change: +72% · Conversion: Easy
COMMERCIAL (GENERAL)
$2,885,000
Change: +63% · Conversion: Difficult
RETAIL STORES
$2,835,000
Change: +60% · Conversion: Moderate
Blend value · Realmo final
$3.89M
Range $3.50M – $4.28M · ±10% · vs last sale $3.89M (Apr 12 2024)
Last sale anchor
$3.89M
Apr 12 2024
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
$305 / 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
$8,181
Tax year 2024
Assessed value
$814,000
Assessed 2024
Previous assessed
$814,000
+0.0% YoY
Effective rate
1.01%
On assessed value
Assessed improvement
$814,000
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
Industrial properties
Use group
CONDOMINIUMS (INDUSTRIAL)
Status
Off-Market
Year built
1976
Heating
HOT WATER
Cooling
YES
Buildings
1
Stories
1
Bathrooms
2
Total area
12,756 SF
Zoning code
GI
APN
GLOU M:0027 B:0020 L:0000(A)
UPID
US38-1908210
Jurisdiction
GLOUCESTER
Metro division
ESSEX COUNTY, MA METROPOLITAN DIVISION
Zoning & alternative use
GI · Gloucester, MA
Zoning GI · permitted uses
GI · 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.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$4.4M
APARTMENT HOUSE (5+ UNITS)
Est. value
$4.1M
OFFICE BUILDING
Est. value
$3.3M
AUTO REPAIR, GARAGE
Est. value
$3.1M
COMMERCIAL (GENERAL)
Est. value
$2.9M
RETAIL STORES
Est. value
$2.8M
RESTAURANT
APARTMENT HOUSE (5+ UNITS)
OFFICE BUILDING
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
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
1976
Heating
HOT WATER
Cooling
Yes
Stories
1
Buildings
1
Bathrooms
2
Current owner
From public records · entity-resolved
Prime Storage Gloucester
Individual
Mailing address
31 WILLOW STA, GLOUCESTER, MA 01930-2754
Ownership since
2024
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
Apr 12, 2024
$3,890,040
Prime Storage Gloucester
Gotspace Gloucester LLC
Quit Claim Arm's Length For Ne States
—
Jan 29, 2021
$13,800,000
Gotspace Gloucester LLC
Willow St Self Storage
Quit Claim Arm's Length For Ne States
$29,900,000 · Bvf Lender Adv LLC
Dec 3, 2015
—
Willow Street Self Storge
31 Willow Street LLC
Quit Claim Deed
related
—
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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