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Property profile & analytics
OFF-MARKET
Estimated value
$700,000
Investment properties
44 Main St Gloucester, MA 01930-5710
Entity Owned
8-yr Hold
Property ID
US38-1854704
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1900
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
3,855 SF
Lot
0.03 ac (1,413 SF)
Zoning code
CB
APN
GLOU M:0007 B:0075 L:0000
UPID
US38-1854704
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
-
Tiny Island Beach Glass (Bike/Boat/Book/etc) Store
-
The Cave Bakery Specialty Food Shop
-
44Main Art Gallery
-
Gloucester Apparel Clothing Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$951k
Blend (final)
Blend
$700k
Owner & transaction history
Work Horse 1 LLC · 8 yrs held
Work Horse 1 LLC
since 2018
7 recorded transactions
Zoning & alternative use
CB · Gloucester, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$990,000
+13.7%
Auto repair, garage
$925,000
+6.0%
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 Gloucester submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Gloucester 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
COMMERCIAL (GENERAL)
$870,000
Current use
OFFICE BUILDING
$990,000
Change: +14% · Conversion: Easy
AUTO REPAIR, GARAGE
$925,000
Change: +6% · Conversion: Difficult
RETAIL STORES
$855,000
Change: -2% · Conversion: Easy
Blend value · Realmo final
$700k
Range $630k – $770k · ±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
$182 / 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 2020Property tax & assessments
Tax year 2020
Tax billed
$7,649
Tax year 2020
Assessed value
$833,800
Assessed 2024
Previous assessed
$833,800
+0.0% YoY
Effective rate
0.92%
On assessed value
Assessed land
$286,700
Assessed improvement
$547,100
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1900
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Buildings
1
Stories
3
Units
4
Bathrooms
4
Total area
3,855 SF
Lot
0.03 ac (1,413 SF)
Zoning code
CB
APN
GLOU M:0007 B:0075 L:0000
UPID
US38-1854704
Jurisdiction
GLOUCESTER
Metro division
ESSEX COUNTY, MA METROPOLITAN DIVISION
Zoning & alternative use
CB · Gloucester, MA
Zoning CB · permitted uses
CB · Gloucester, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Gloucester. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$870,000
OFFICE BUILDING
Est. value
$990,000
AUTO REPAIR, GARAGE
Est. value
$925,000
RETAIL STORES
Est. value
$855,000
COMMERCIAL (GENERAL) Current
OFFICE BUILDING
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
1900
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Stories
3
Buildings
1
Units
4
Bathrooms
4
Lot
0.03 ac
Current owner
From public records · entity-resolved
Work Horse 1 LLC
Entity
Mailing address
49 UN ST, MANCHESTER, MA 01944-1561
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 1, 2018
$810,000
Work Horse 1 LLC
Cape Ann 44 Main LLC
Quit Claim Deed
$530,000 · Cape Ann Inv Prop
Jul 22, 2015
—
Cape Ann 44 Main LLC
Cape Ann Investment Props
Quit Claim Deed
related
—
Oct 7, 2011
$585,000
Cape Ann Invst Props LLC
44-46 Main Street LLC
Grant Deed
—
Apr 2, 2008
$540,000
44-46 Main Street LLC
Holmes,bernard G
Grant Deed
$455,000 · Gloucester Capital Bank
Apr 19, 2006
$1
Bernard G Holmes
Holmes,bernard
Grant Deed
related
—
Apr 19, 2006
—
Bernard Holmes
—
Deed Of Trust
related
$70,000 · Gloucester Capital Bank
Oct 1, 2004
$400,000
Bernard G Holmes
S&s RT
Grant Deed
$315,000 · Gloucester Capital Bank
Feb 23, 1998
—
1099 S RT
—
Deed Of Trust
related
$69,000 · Cape Ann Savings Bank
May 17, 1991
—
1999 S RT
—
Deed Of Trust
related
$174,000 · Cape Ann Savings Bank
Nov 18, 1987
—
Francis X Mccarthy
—
Deed Of Trust
related
$15,000 · Cape Ann Savings 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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