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Property profile & analytics
OFF-MARKET
Estimated value
$560,000
Investment properties
312 Broadway Methuen, MA 01844-6807
Individually Owned
4-yr Hold
Property ID
US38-0840199
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1880
Construction
FRAME
Total area
2,218 SF
Lot
0.12 ac (5,227 SF)
Zoning code
CBD
APN
METH M:00612 B:00122 L:00004
UPID
US38-0840199
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
$550k
CAP Approach
CAP
$690k
Comparable Approach
Comparable
$532k
Blend (final)
Blend
$560k
Owner & transaction history
Milagros A Brunofana · 4 yrs held
Milagros A Brunofana
since 2022
Last sale
$602,000
7 recorded transactions
Zoning & alternative use
CBD · Methuen, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$530,000
+30.6%
Retail stores
$495,000
+21.3%
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 Methuen submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Methuen 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
$520,000
ML approach
$550,000
CAP Approach
CAP Return
Estimation
6%
$750,000
6.5%
$690,000
7%
$640,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$405,000
Current use
AUTO REPAIR, GARAGE
$530,000
Change: +31% · Conversion: Difficult
RETAIL STORES
$495,000
Change: +21% · Conversion: Easy
OFFICE BUILDING
$375,000
Change: -8% · Conversion: Easy
Blend value · Realmo final
$560k
Range $539k – $672k · vs last sale $602k (Mar 21 2022)
Last sale anchor
$602k
Mar 21 2022
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
$252 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$5,498
Tax year 2023
Assessed value
$579,000
Assessed 2024
Previous assessed
$469,900
+23.2% YoY
Effective rate
0.95%
On assessed value
Assessed land
$156,600
Assessed improvement
$422,400
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
Year built
1880
Construction
FRAME
Heating
STEAM
Buildings
1
Stories
2
Units
2
Rooms
8
Bathrooms
2
Total area
2,218 SF
Lot
0.12 ac (5,227 SF)
Zoning code
CBD
APN
METH M:00612 B:00122 L:00004
UPID
US38-0840199
Jurisdiction
METHUEN
Metro division
ESSEX COUNTY, MA METROPOLITAN DIVISION
Zoning & alternative use
CBD · Methuen, MA
Zoning CBD · permitted uses
CBD · Methuen, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Methuen. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$405,000
AUTO REPAIR, GARAGE
Est. value
$530,000
RETAIL STORES
Est. value
$495,000
OFFICE BUILDING
Est. value
$375,000
COMMERCIAL (GENERAL) Current
AUTO REPAIR, GARAGE
RETAIL STORES
OFFICE BUILDING
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
1880
Construction
FRAME
Heating
STEAM
Stories
2
Buildings
1
Units
2
Rooms
8
Bathrooms
2
Lot
0.12 ac
Current owner
From public records · entity-resolved
Milagros A Brunofana
Individual
Mailing address
312 BROADWAY, METHUEN, MA 01844-6807
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 21, 2022
$602,000
Milagros A Brunofana
Richard D Dooley
Quit Claim Arm's Length For Ne States
$583,940 · Citizens Bank
May 16, 2013
—
Nicole D Torra
—
Deed Of Trust
related
$294,500 · Lowell Capital Bank
Feb 13, 2006
—
Richard D Dooley
—
Deed Of Trust
related
$276,000 · Interate Mortgage Corp
Sep 30, 2002
—
Richard D Dooley
—
Deed Of Trust
related
$125,000 · New Fijol Ft
Jan 6, 1995
$47,000
Richard D Dooley
Bankers Trust Co
Grant Deed
$42,300 · Gmac Mortgage Corp Pa
May 31, 1988
$154,000
Peter R De La Bruere
Doroudian,amir H
Grant Deed
$138,600 · Comfed Savings Bank
Feb 25, 1988
—
Amir H Doroudian
—
Deed Of Trust
related
$9,000 · Zwi Kohorn
Jan 26, 1987
$120,000
Amir H Doroudian
Annlee Trust
Grant Deed
$96,000 · Comfed 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.
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