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Property profile & analytics
OFF-MARKET
Estimated value
$770,000
Office buildings
428 Lincoln Ave Saugus, MA 01906-3768
Entity Owned
11-yr Hold
~
Est. High Equity
Property ID
US38-0087058
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1912
Construction
FRAME
Total area
2,580 SF
Lot
0.2 ac (8,603 SF)
Zoning code
NA
APN
SAUG M:005-F B:0001 L:0006
UPID
US38-0087058
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
-
Tech Imaging Services Inc. Scientific Equipment Supplier Camera Store
-
TIS Broadcasting Film Production Television Studio
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$880k
Blend (final)
Blend
$770k
Owner & transaction history
428 Lincoln Avenue LLC · 11 yrs held
428 Lincoln Avenue LLC
since 2015
7 recorded transactions
Zoning & alternative use
NA · Saugus, 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 Saugus submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Saugus 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$665,000
Current use
AUTO REPAIR, GARAGE
$620,000
Change: -7% · Conversion: Difficult
RETAIL STORES
$575,000
Change: -13% · Conversion: Moderate
Blend value · Realmo final
$770k
Range $693k – $847k · ±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
$298 / 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
$12,641
Tax year 2024
Assessed value
$573,300
Assessed 2024
Previous assessed
$573,300
+0.0% YoY
Effective rate
2.20%
On assessed value
Assessed land
$334,600
Assessed improvement
$238,700
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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 buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1912
Construction
FRAME
Heating
STEAM
Cooling
YES
Buildings
1
Stories
2
Units
1
Rooms
11
Bathrooms
3
Total area
2,580 SF
Lot
0.2 ac (8,603 SF)
Zoning code
NA
APN
SAUG M:005-F B:0001 L:0006
UPID
US38-0087058
Jurisdiction
SAUGUS
Metro division
ESSEX COUNTY, MA METROPOLITAN DIVISION
Zoning & alternative use
NA · Saugus, MA
Zoning NA · permitted uses
NA · Saugus, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Saugus. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$665,000
AUTO REPAIR, GARAGE
Est. value
$620,000
RETAIL STORES
Est. value
$575,000
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
RETAIL STORES
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
1912
Construction
FRAME
Heating
STEAM
Cooling
Yes
Stories
2
Buildings
1
Units
1
Rooms
11
Bathrooms
3
Lot
0.2 ac
Current owner
From public records · entity-resolved
428 Lincoln Avenue LLC
Entity
Mailing address
428 LINCOLN AVE, SAUGUS, MA 01906-3768
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 16, 2015
$275,000
428 Lincoln Avenue LLC
M&t Bank
Quit Claim Arm's Length For Ne States
$230,000 · Salem Five Cents Savings Bank
Apr 7, 2015
—
M & T Bank
Desantis Diane M
Warranty Deed
—
Feb 7, 2006
—
Diane M Desantis
—
Deed Of Trust
related
$300,000 · Gary Needham
Feb 7, 2006
$1
Diane M Desantis
Desantis-savoy,diane M
Grant Deed
related
—
May 7, 2003
—
Diane M Desantis-savoy
—
Deed Of Trust
related
$281,250 · Gary Needham
Oct 31, 2000
—
Paul A Savoy
—
Deed Of Trust
related
$245,000 · Gary Needham
Jun 30, 1998
$225,000
Paul A Savoy
Hudak,william J JR
Grant Deed
$180,000 · Eagle Bank
Nov 10, 1994
$146,500
William Hudak JR.
Keane,john F
Grant Deed
$102,500 · Sears Mortgage Corp
May 28, 1993
—
John F Keane
—
Deed Of Trust
related
$93,000 · Equitable Coop 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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