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Property profile & analytics
OFF-MARKET
Retail space
44 Railroad Ave South Hamilton, MA 01982-2219
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US38-1308285
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1900
Construction
FRAME
Total area
561 SF
Lot
0.03 ac (1,368 SF)
Zoning code
B
APN
HAMI M:61 B:34
UPID
US38-1308285
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
-
Ward's Barber Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
44 Railroad Ave LLC · 8 yrs held
44 Railroad Ave LLC
since 2017
7 recorded transactions
Zoning & alternative use
B · South Hamilton, 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 South Hamilton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs South Hamilton 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$3,276
Tax year 2024
Assessed value
$216,800
Assessed 2024
Previous assessed
$216,800
+0.0% YoY
Effective rate
1.51%
On assessed value
Assessed land
$133,500
Assessed improvement
$83,300
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1900
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
1
Bathrooms
1
Total area
561 SF
Lot
0.03 ac (1,368 SF)
Zoning code
B
APN
HAMI M:61 B:34
UPID
US38-1308285
Jurisdiction
HAMILTON
Metro division
ESSEX COUNTY, MA METROPOLITAN DIVISION
Zoning & alternative use
B · South Hamilton, MA
Zoning B · permitted uses
B · South Hamilton, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
South Hamilton. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1900
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
1
Bathrooms
1
Lot
0.03 ac
Current owner
From public records · entity-resolved
44 Railroad Ave LLC
Entity
Mailing address
44 RAILROAD AVE, SOUTH HAMILTON, MA 01982-2219
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2017
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
Dec 28, 2017
$182,400
44 Railroad Ave LLC
Alice&woody RT
Quit Claim Arm's Length For Ne States
$145,920 · Salem Five Cents Savings Bank
Jul 2, 2010
$150,000
Alice RT
Cutter,david A Tr
Grant Deed
—
May 28, 2009
$110,000
Gately,sarah S Tr
44 Rr Avenue T
Grant Deed
—
Feb 4, 2003
$139,000
Rr Avenue T 44
Alsberg,sharyn S
Grant Deed
—
Jun 4, 1999
$105,000
Shary S Alsberg
Low,john R
Grant Deed
$84,000 · East Boston Savings Bank
Mar 9, 1989
$175,000
John E Low
Carter Communicatio
Grant Deed
$80,000 · Zenon Grzybowski
Jun 15, 1987
—
Carter Communications
—
Deed Of Trust
related
$100,000 · Beverly National 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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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