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Property profile & analytics
OFF-MARKET
Estimated value
$610,000
Sports & entertainment properties
4 Cmn St Topsfield, MA 01983-1429
Individually Owned
32-yr Hold
~
Est. High Equity
Property ID
US38-1705178
Property profile
Verified
Property type
Sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
Year built
1854
Construction
FRAME
Total area
7,846 SF
Lot
0.32 ac (13,739 SF)
Zoning code
CR
APN
TOPS M:0033 B:0003 L:
UPID
US38-1705178
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
-
The Commons 1854 Wedding Service
-
Espresso Machines USA Marketing & Advertising IT Consulting Firm
-
Commons Caterers Restaurant
-
Martino's Imports Equipment Importer
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$385k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$839k
Blend (final)
Blend
$610k
Owner & transaction history
Frank A Martino · 32 yrs held
Frank A Martino
since 1994
7 recorded transactions
Zoning & alternative use
CR · Topsfield, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.0M
+20.2%
Retail stores
$980,000
+16.1%
Commercial (general)
$945,000
+12.3%
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 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
by Request
ML approach
$385,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RECREATIONAL/ENTERTAINMENT (GENERAL)
$845,000
Current use
AUTO REPAIR, GARAGE
$1,015,000
Change: +20% · Conversion: Difficult
RETAIL STORES
$980,000
Change: +16% · Conversion: Difficult
COMMERCIAL (GENERAL)
$945,000
Change: +12% · Conversion: Difficult
Blend value · Realmo final
$610k
Range $549k – $671k · ±10%
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
$78 / 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
$15,217
Tax year 2024
Assessed value
$1,035,900
Assessed 2024
Previous assessed
$1,035,900
+0.0% YoY
Effective rate
1.47%
On assessed value
Assessed land
$344,100
Assessed improvement
$691,800
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
Sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
Status
Off-Market
Year built
1854
Construction
FRAME
Heating
SPACE
Cooling
YES
Buildings
1
Stories
2
Units
1
Bathrooms
2
Total area
7,846 SF
Lot
0.32 ac (13,739 SF)
Zoning code
CR
APN
TOPS M:0033 B:0003 L:
UPID
US38-1705178
Jurisdiction
TOPSFIELD
Metro division
ESSEX COUNTY, MA METROPOLITAN DIVISION
Zoning & alternative use
CR · Topsfield, MA
Zoning CR · permitted uses
CR · 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
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
Est. value
$845,000
AUTO REPAIR, GARAGE
Est. value
$1.0M
RETAIL STORES
Est. value
$980,000
COMMERCIAL (GENERAL)
Est. value
$945,000
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
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
1854
Construction
FRAME
Heating
SPACE
Cooling
Yes
Stories
2
Buildings
1
Units
1
Bathrooms
2
Lot
0.32 ac
Current owner
From public records · entity-resolved
Frank A Martino
Individual
Mailing address
4 N CMN ST, TOPSFIELD, MA 01983-1429
Ownership since
1994
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
Feb 27, 2020
—
Frank A Martino
—
Deed
related
$800,000 · Salem Five Cents Savings Bank
Sep 30, 2011
—
Frank A Martino
—
Deed Of Trust
related
$900,000 · Inst Savings Newburyport
Nov 30, 2007
—
Frank A Martino
—
Deed Of Trust
related
$300,000 · Salem Five Cents Savings Bank
Sep 4, 2002
—
Frank A Martino
—
Deed Of Trust
related
$600,000 · First National Bank Ipswch
Oct 8, 1998
—
Frank A Martino
—
Deed Of Trust
related
$50,000 · Heritage Cp Bank
Jun 23, 1997
—
Frank A Martino
—
Deed Of Trust
related
$50,000 · Heritage Cp Bank
May 4, 1994
$225,000
Frank A Martino
Congregational Church
Grant Deed
$185,000 · Heritage Cp 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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