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Property profile & analytics
OFF-MARKET
Retail space
38 Florence St, Andover, MA 01810-3611
Entity Owned
13-yr Hold
~
Est. High Equity
Property ID
US38-0933626
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1880
Construction
FRAME
Total area
2,067 SF
Lot
0.13 ac (5,619 SF)
Zoning code
GB
APN
ANDO M:00039 B:00085 L:00000
UPID
US38-0933626
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
-
Kiki Skin & Body Spa Spa & Massage Center Skin Care Clinic
-
Marissa Michaels Hair Salon Hair Salon Nail Salon
-
Advanced Clinical Treatments Spa & Massage Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Diogenis LLC · 13 yrs held
Diogenis LLC
since 2013
7 recorded transactions
Zoning & alternative use
GB · Andover, 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 Andover submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Andover 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
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 2024Property tax & assessments
Tax year 2024
Tax billed
$11,858
Tax year 2024
Assessed value
$465,400
Assessed 2024
Previous assessed
$424,200
+9.7% YoY
Effective rate
2.55%
On assessed value
Assessed land
$216,100
Assessed improvement
$249,300
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1880
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
1
Bathrooms
2
Total area
2,067 SF
Lot
0.13 ac (5,619 SF)
Zoning code
GB
APN
ANDO M:00039 B:00085 L:00000
UPID
US38-0933626
Jurisdiction
ANDOVER
Metro division
ESSEX COUNTY, MA METROPOLITAN DIVISION
Zoning & alternative use
GB · Andover, MA
Zoning GB · permitted uses
GB · Andover, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Andover. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1880
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
1
Bathrooms
2
Lot
0.13 ac
Current owner
From public records · entity-resolved
Diogenis LLC
Entity
Mailing address
38 FLORENCE ST, ANDOVER, MA 01810-3611
Ownership since
2013
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 1, 2021
—
Diogenis LLC
—
Deed
related
$250,000 · Bellwether Community Credit Union
Apr 30, 2013
$550,000
Diogenis LLC
Forman,dennis
Quit Claim Deed
$350,000 · First Commons Bank
Sep 2, 2011
—
Dennis Forman
—
Deed Of Trust
related
$65,000 · Peter W Horne Tr
Dec 19, 2006
—
Dennis Forman
—
Deed Of Trust
related
$110,000 · Enterprise Bank & Trust
May 5, 1999
—
Dennis Forman
—
Deed Of Trust
related
$176,000 · Andover Bank
May 3, 1993
$203,000
Dennis Forman
Labelle,charles A
Grant Deed
$152,250 · Andover Bank
Sep 4, 1987
$355,000
Charles A Labelle
Schick,robert W
Grant Deed
$125,000 · Andover 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.
Try Rey
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