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Property profile & analytics
OFF-MARKET
Estimated value
$1,275,000
Investment properties
45 Wingate St 51 Haverhill, MA 01832-5736
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US38-1150597
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1900
Construction
FRAME
Total area
14,926 SF
Lot
0.1 ac (4,500 SF)
Zoning code
TY
APN
HAVE M:0302 B:00055 L:3
UPID
US38-1150597
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 Peddler’s Daughter Irish Restaurant & Pub Bar & Pub Nightclub
-
Shoe City Urban Bistro & Bar Restaurant
-
Project Sound Recording Recording Studio
-
SPG Inc. - Special Projects Group, Inc. Electrical Engineer Software Company
-
The Midlands Group Film Production Television Studio
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.22M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.27M
Blend (final)
Blend
$1.28M
Owner & transaction history
45 Wingate Street LLC · 5 yrs held
45 Wingate Street LLC
since 2021
Last sale
$1.4M
7 recorded transactions
Zoning & alternative use
TY · Haverhill, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$2.1M
+28.5%
Industrial (general)
$2.1M
+26.8%
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 Haverhill submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Haverhill 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
$1,180,000
ML approach
$1,220,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,635,000
Current use
WAREHOUSE, STORAGE
$2,100,000
Change: +28% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$2,070,000
Change: +27% · Conversion: Moderate
Blend value · Realmo final
$1.28M
Range $1.15M – $1.40M · ±10% · vs last sale $1.35M (Jan 15 2021)
Last sale anchor
$1.35M
Jan 15 2021
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
$85 / 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 2022Property tax & assessments
Tax year 2022
Tax billed
$11,190
Tax year 2022
Assessed value
$1,350,100
Assessed 2024
Previous assessed
$1,243,200
+8.6% YoY
Effective rate
0.83%
On assessed value
Assessed land
$900,000
Assessed improvement
$450,100
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
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
4
Units
20
Rooms
27
Bathrooms
10
Total area
14,926 SF
Lot
0.1 ac (4,500 SF)
Zoning code
TY
APN
HAVE M:0302 B:00055 L:3
UPID
US38-1150597
Jurisdiction
HAVERHILL
Metro division
ESSEX COUNTY, MA METROPOLITAN DIVISION
Zoning & alternative use
TY · Haverhill, MA
Zoning TY · permitted uses
TY · Haverhill, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Haverhill. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.6M
WAREHOUSE, STORAGE
Est. value
$2.1M
INDUSTRIAL (GENERAL)
Est. value
$2.1M
COMMERCIAL (GENERAL) Current
WAREHOUSE, STORAGE
INDUSTRIAL (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
1900
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
4
Buildings
1
Units
20
Rooms
27
Bathrooms
10
Lot
0.1 ac
Current owner
From public records · entity-resolved
45 Wingate Street LLC
Entity
Mailing address
101 RIV RD, WEST NEWBURY, MA 01985-1005
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 18, 2023
—
45 Wingate Street LLC
—
Deed
related
$2,772,000 · Newburyport Five Cents Savings Bank
Jan 15, 2021
$1,350,000
45 Wingate Street LLC
Cgtp RT
Quit Claim Arm's Length For Ne States
$1,250,000 · Mortgage Covenants
Dec 10, 2008
—
Cgtp RT
—
Deed Of Trust
related
$200,000 · Pentucket Bank
Nov 20, 2001
—
Cgtp RT
—
Deed Of Trust
related
$125,000 · Pentucket Bank
Feb 27, 2001
—
Cgtp RT
—
Deed Of Trust
related
$415,000 · Pentucket Bank
Jul 28, 1997
$175,000
Cgtp RT
A&p RT
Grant Deed
—
Jul 28, 1997
—
Brian C Longwell
—
Deed Of Trust
related
$144,000 · First Essex Savings Bank
May 5, 1995
—
A RT
—
Deed Of Trust
related
$226,000 · Arthur D Arakelian
Mar 3, 1994
—
A RT
—
Deed Of Trust
related
$80,000 · Arthur Arakelian
Apr 14, 1993
$160,000
A RT
Progresive Cons FCU
Grant Deed
$145,000 · Louis M Saab
Oct 13, 1992
$235,000
Progressive Consum FCU
Kelly Block RT
Grant Deed
related
—
Feb 17, 1989
—
Kelly Block RT
—
Deed Of Trust
related
$800,000 · Progressive Cnsmr FCU
Oct 1, 1987
—
Kelly Block RT
—
Deed Of Trust
related
$800,000 · Baybank Harvard Trust
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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