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Property profile & analytics
OFF-MARKET
Estimated value
$840,000
Office Spaces
386 Merrimack St 3C Methuen, MA 01844-5885
Entity Owned
3-yr Hold
Free & Clear
Property ID
US38-2203071
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
2013
Construction
FRAME
Total area
2,773 SF
Zoning code
BH
APN
METH M:01109 B:00078E L:00133C
UPID
US38-2203071
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
-
Maureen Norman, DO Pediatrician Physician
-
Suzanne Saindon Physician
-
Sangita Agarwal Pediatrician Physician
-
Dennis Lawrence Ryan Physician
-
Dr. Risa Schulman Pediatrician Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$935k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$840k
Owner & transaction history
Rnl Capital Hldg LLC · 3 yrs held
Rnl Capital Hldg LLC
since 2022
Last sale
$750,000
3 recorded transactions
Zoning & alternative use
BH · Methuen, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$665,000
+41.4%
Retail stores
$615,000
+31.3%
Commercial (general)
$510,000
+8.3%
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
$935,000
ML approach
$935,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$665,000
Change: +41% · Conversion: Difficult
RETAIL STORES
$615,000
Change: +31% · Conversion: Moderate
COMMERCIAL (GENERAL)
$510,000
Change: +8% · Conversion: Easy
Blend value · Realmo final
$840k
Range $756k – $924k · ±10% · vs last sale $750k (Oct 5 2022)
Last sale anchor
$750k
Oct 5 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
$303 / 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
$5,605
Tax year 2024
Assessed value
$266,900
Assessed 2024
Previous assessed
$309,800
-13.8% YoY
Effective rate
2.10%
On assessed value
Assessed improvement
$266,900
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
Office Spaces
Use group
CONDOMINIUM OFFICES
Status
Off-Market
Year built
2013
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
3
Total area
2,773 SF
Zoning code
BH
APN
METH M:01109 B:00078E L:00133C
UPID
US38-2203071
Jurisdiction
METHUEN
Metro division
ESSEX COUNTY, MA METROPOLITAN DIVISION
Zoning & alternative use
BH · Methuen, MA
Zoning BH · permitted uses
BH · 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
AUTO REPAIR, GARAGE
Est. value
$665,000
RETAIL STORES
Est. value
$615,000
COMMERCIAL (GENERAL)
Est. value
$510,000
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
2013
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
3
Buildings
1
Current owner
From public records · entity-resolved
Rnl Capital Hldg LLC
Entity
Free & Clear · 3 yrs held
Mailing address
280 MERRIMACK ST STE #103, LAWRENCE, MA 01843-1780
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 5, 2022
—
Rnl Capital Hldg LLC
Merrimack Vly Pain Mgmt
Quit Claim Deed
related
—
Jul 18, 2022
$750,000
Merrimack Vly Pain Mgmt
Bellazar Properties LLC
Quit Claim Arm's Length For Ne States
—
May 28, 2019
$2,150,000
Bellazar Properties LLC
Homestead Village LLC
Quit Claim Arm's Length For Ne States
$1,612,500 · Nbt Bank National Association
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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