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Property profile & analytics
OFF-MARKET
Estimated value
$1,140,000
Super regional malls
374 Boston St Topsfield, MA 01983-1500
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US38-1829335
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
1972
Construction
FRAME
Total area
8,026 SF
Lot
1.1 ac (47,916 SF)
Zoning code
BHN
APN
TOPS M:0026 B:0012 L:
UPID
US38-1829335
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
-
Toccare Day Spa Alternative Medicine Practice Spa & Massage Center
-
Putnam Veterinary Clinic Veterinary Clinic
-
OH My Dog Pet Grooming Service
-
Dr. Wendy Emerson Veterinary Clinic
-
Tri Town Junk Removal LLC Waste Management Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.28M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.14M
Owner & transaction history
374 Boston Realty LLC · 5 yrs held
374 Boston Realty LLC
since 2020
Last sale
$1.0M
3 recorded transactions
Zoning & alternative use
BHN · Topsfield, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.3M
+278.8%
Industrial (general)
$1.2M
+238.4%
Apartment house (5+ units)
$1.1M
+204.9%
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 Topsfield submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Topsfield 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
$1,285,000
ML approach
$1,275,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$1,315,000
Change: +279% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$1,175,000
Change: +238% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$1,055,000
Change: +205% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,035,000
Change: +199% · Conversion: Difficult
RETAIL STORES
$1,000,000
Change: +189% · Conversion: Easy
COMMERCIAL (GENERAL)
$970,000
Change: +180% · Conversion: Easy
Blend value · Realmo final
$1.14M
Range $1.03M – $1.25M · ±10% · vs last sale $1.00M (Nov 6 2020)
Last sale anchor
$1.00M
Nov 6 2020
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
$142 / 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
$14,894
Tax year 2024
Assessed value
$1,013,900
Assessed 2024
Previous assessed
$1,013,900
+0.0% YoY
Effective rate
1.47%
On assessed value
Assessed land
$436,000
Assessed improvement
$577,900
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
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Status
Off-Market
Year built
1972
Construction
FRAME
Heating
ELECTRIC
Cooling
YES
Buildings
1
Stories
1
Units
7
Bathrooms
2
Total area
8,026 SF
Lot
1.1 ac (47,916 SF)
Zoning code
BHN
APN
TOPS M:0026 B:0012 L:
UPID
US38-1829335
Jurisdiction
TOPSFIELD
Metro division
ESSEX COUNTY, MA METROPOLITAN DIVISION
Zoning & alternative use
BHN · Topsfield, MA
Zoning BHN · permitted uses
BHN · Topsfield, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Topsfield. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$1.3M
INDUSTRIAL (GENERAL)
Est. value
$1.2M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$1.0M
RETAIL STORES
Est. value
$1.0M
COMMERCIAL (GENERAL)
Est. value
$970,000
RESTAURANT
INDUSTRIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
AUTO REPAIR, GARAGE
RETAIL STORES
COMMERCIAL (GENERAL)
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
1972
Construction
FRAME
Heating
ELECTRIC
Cooling
Yes
Stories
1
Buildings
1
Units
7
Bathrooms
2
Lot
1.1 ac
Current owner
From public records · entity-resolved
374 Boston Realty LLC
Entity
Mailing address
368 BOSTON ST, TOPSFIELD, MA 01983-1544
Ownership since
2020
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
Nov 6, 2020
$1,000,000
374 Boston Realty LLC
374 Boston St RT
Quit Claim Arm's Length For Ne States
$750,000 · Savings Bank Trust
Aug 22, 2003
—
Parsons Prop RT
—
Deed Of Trust
related
$450,000 · Gary Needham
Oct 29, 1996
—
Robert Parsons
—
Deed Of Trust
related
$275,000 · Gary Needham
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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