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Property profile & analytics
OFF-MARKET
Estimated value
$4,565,000
Life science properties
49 Orch Hl Rd, North Andover, MA 01845-1096
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US38-1264851
Property profile
Verified
Property type
Life science properties
Use group
R&D FACILITY, LABS, PHARMA
Year built
1999
Total area
28,077 SF
Lot
3.39 ac (147,668 SF)
Zoning code
I
APN
NAND M:00034 B:00008 L:00000
UPID
US38-1264851
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
-
AAA warehouse Warehouse & Storage
-
Kaloutas Construction Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.19M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.57M
Owner & transaction history
North Orchard LLC · 4 yrs held
North Orchard LLC
since 2021
Last sale
$4.0M
5 recorded transactions
Zoning & alternative use
I · North Andover, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$5.1M
+863.2%
Restaurant
$4.6M
+773.6%
Apartment house (5+ units)
$3.7M
+603.2%
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 North Andover submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs North Andover 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
$5,070,000
ML approach
$5,185,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$5,065,000
Change: +863% · Conversion: Difficult
RESTAURANT
$4,595,000
Change: +774% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$3,700,000
Change: +603% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,625,000
Change: +590% · Conversion: Difficult
RETAIL STORES
$3,505,000
Change: +566% · Conversion: Difficult
Blend value · Realmo final
$4.57M
Range $4.11M – $5.02M · ±10% · vs last sale $4.00M (Dec 15 2021)
Last sale anchor
$4.00M
Dec 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
$163 / 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
$63,047
Tax year 2024
Assessed value
$4,041,500
Assessed 2024
Previous assessed
$4,041,500
+0.0% YoY
Effective rate
1.56%
On assessed value
Assessed land
$648,300
Assessed improvement
$3,393,200
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
Life science properties
Use group
R&D FACILITY, LABS, PHARMA
Status
Off-Market
Year built
1999
Heating
GAS
Cooling
YES
Buildings
1
Stories
20
Units
1
Total area
28,077 SF
Lot
3.39 ac (147,668 SF)
Zoning code
I
APN
NAND M:00034 B:00008 L:00000
UPID
US38-1264851
Jurisdiction
NORTH ANDOVER
Metro division
ESSEX COUNTY, MA METROPOLITAN DIVISION
Zoning & alternative use
I · North Andover, MA
Zoning I · permitted uses
I · North Andover, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
North Andover. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$5.1M
RESTAURANT
Est. value
$4.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$3.7M
AUTO REPAIR, GARAGE
Est. value
$3.6M
RETAIL STORES
Est. value
$3.5M
COMMERCIAL (GENERAL)
RESTAURANT
APARTMENT HOUSE (5+ UNITS)
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
1999
Heating
GAS
Cooling
Yes
Stories
20
Buildings
1
Units
1
Lot
3.39 ac
Current owner
From public records · entity-resolved
North Orchard LLC
Entity
Mailing address
11 RAILROAD AVE, PEABODY, MA 01960-4662
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 15, 2021
$4,000,000
North Orchard LLC
Aaa Northeast
Quit Claim Arm's Length For Ne States
$2,000,000 · Enterprise Bank & Trust Co
Dec 15, 2021
—
North Orchard LLC
—
Deed
related
$1,622,000 · Bay Colony Development Corp
Dec 9, 1999
$1,950,000
Aaa Merrimack Vly INC
Bay Hill LLC
Grant Deed
$1,500,000 · Pentucket Five Cents
Feb 10, 1999
—
Bay Hill LLC
—
Deed Of Trust
related
$1,000,000 · Family Bank
Feb 6, 1998
$260,000
Bay Hill LLC
Barker,george R JR
Grant Deed
$160,000 · Zenon Grzybowski
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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