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Property profile & analytics
OFF-MARKET
Estimated value
$10,520,000
Residential income homes
4 Gleason St Methuen, MA 01844-3060
Entity Owned
18-yr Hold
Property ID
US38-1507591
Property profile
Verified
Property type
Residential income homes
Use group
BOARDING/ROOMING HOUSE
Year built
2008
Construction
STEEL FRAME
Total area
62,234 SF
Lot
3.94 ac (171,626 SF)
Zoning code
CBD
APN
METH M:00612 B:00120 L:00013
UPID
US38-1507591
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
-
Methuen Village Assisted Living & Compass Memory Support Nursing Home Retirement Community
-
Compass Memory Support at Methuen Village Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$14.56M
Comparable Approach
Comparable
$7.65M
Blend (final)
Blend
$10.52M
Owner & transaction history
Methuen Assisted Livng LP · 18 yrs held
Methuen Assisted Livng LP
since 2007
7 recorded transactions
Zoning & alternative use
CBD · Methuen, 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 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$15,775,000
6.5%
$14,560,000
7%
$13,520,000
Blend value · Realmo final
$10.52M
Range $9.47M – $11.57M · ±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
$169 / 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
$135,716
Tax year 2024
Assessed value
$12,496,900
Assessed 2024
Previous assessed
$11,701,100
+6.8% YoY
Effective rate
1.09%
On assessed value
Assessed land
$4,095,000
Assessed improvement
$8,401,900
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
Residential income homes
Use group
BOARDING/ROOMING HOUSE
Status
Off-Market
Year built
2008
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
4
Units
91
Rooms
11
Bathrooms
98
Total area
62,234 SF
Lot
3.94 ac (171,626 SF)
Zoning code
CBD
APN
METH M:00612 B:00120 L:00013
UPID
US38-1507591
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.
Building & site characteristics
From public records
Year built
2008
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
4
Buildings
1
Units
91
Rooms
11
Bathrooms
98
Lot
3.94 ac
Current owner
From public records · entity-resolved
Methuen Assisted Livng LP
Entity
Mailing address
45 BRAINTREE HL PARK STE #306, BRAINTREE, MA 02184-8100
Ownership since
2007
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
Sep 22, 2022
—
Methuen Assisted Living
—
Deed
related
$2,000,000 · United States Small Business Admin
Apr 6, 2017
—
Methuen Assisted Living
—
Deed
related
$18,500,000 · Service Cap LLC
Dec 11, 2007
$1,400,000
Methuen Assisted Livng LP
Spada,david P
Grant Deed
—
Jul 6, 2004
$1
Meth Assisted Living LP
Spada,david P
Grant Deed
related
—
May 5, 2000
$615,000
David P Spada
Gleason St RT
Grant Deed
—
Sep 12, 1996
$200,000
Gleason Street RT
Unitrode Corp
Grant Deed
$180,000 · Money Store Investment Corp
—
—
Methuen Assisted Living
—
Deed Of Trust
related
$18,500,000 · Service Cap LLC
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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