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Property profile & analytics
OFF-MARKET
Estimated value
$855,000
Investment properties
552 12th Lincoln Ave, Saugus, MA 01906-3850
Individually Owned
3-yr Hold
~
Est. High Equity
Property ID
US38-1621336
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1900
Construction
FRAME
Total area
3,188 SF
Lot
0.09 ac (4,082 SF)
Zoning code
NA
APN
SAUG M:004-E B:0013 L:0033
UPID
US38-1621336
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
-
Water's Edge Kitchens & Design Hardware & Home Improvement Kitchen & Bath Showroom
-
Elite Realty Investment LLC. Construction Company General Contractor
-
EF Granite - Showroom Kitchen & Bath Showroom Hardware & Home Improvement
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$815k
CAP Approach
CAP
$995k
Comparable Approach
Comparable
$739k
Blend (final)
Blend
$855k
Owner & transaction history
Edson D Araujo · 3 yrs held
Edson D Araujo
since 2023
Last sale
$925,000
7 recorded transactions
Zoning & alternative use
NA · Saugus, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$820,000
+41.2%
Auto repair, garage
$765,000
+31.6%
Retail stores
$710,000
+22.2%
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 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
$735,000
ML approach
$815,000
CAP Approach
CAP Return
Estimation
6%
$1,075,000
6.5%
$995,000
7%
$920,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$580,000
Current use
OFFICE BUILDING
$820,000
Change: +41% · Conversion: Easy
AUTO REPAIR, GARAGE
$765,000
Change: +32% · Conversion: Difficult
RETAIL STORES
$710,000
Change: +22% · Conversion: Easy
Blend value · Realmo final
$855k
Range $770k – $941k · ±10% · vs last sale $925k (Jun 29 2023)
Last sale anchor
$925k
Jun 29 2023
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
$268 / 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
Assessed value
$784,900
Assessed 2024
Previous assessed
$784,900
+0.0% YoY
Assessed land
$280,700
Assessed improvement
$504,200
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1900
Construction
FRAME
Heating
ELECTRIC
Cooling
YES
Buildings
1
Stories
2
Units
1
Rooms
4
Bathrooms
3
Total area
3,188 SF
Lot
0.09 ac (4,082 SF)
Zoning code
NA
APN
SAUG M:004-E B:0013 L:0033
UPID
US38-1621336
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
COMMERCIAL (GENERAL) Current
Est. value
$580,000
OFFICE BUILDING
Est. value
$820,000
AUTO REPAIR, GARAGE
Est. value
$765,000
RETAIL STORES
Est. value
$710,000
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
FRAME
Heating
ELECTRIC
Cooling
Yes
Stories
2
Buildings
1
Units
1
Rooms
4
Bathrooms
3
Lot
0.09 ac
Current owner
From public records · entity-resolved
Edson D Araujo
Individual
Mailing address
552 12TH LINCOLN AVE, SAUGUS, MA 01906-3850
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 29, 2023
$925,000
Edson D Araujo
552 1 2 Lincoln RT
Quit Claim Arm's Length For Ne States
$693,000 · Salem Five Cents Savings Bank
Jul 23, 2021
—
552 12 Lincoln RT
Elite Rlty Invs LLC
Quit Claim Deed
related
—
Sep 16, 2014
—
Lincoln,avenue Realty Trust
552 Realty Trust
Quit Claim Deed
related
—
Aug 29, 2014
—
Elite Realty Investments
—
Grant Deed
related
$200,000 · Gary Needham
Jan 27, 2014
$252,500
Elite Realty Inv LLC
Scaduto,jason
Quit Claim Deed
related
$200,000 · 11 RT
Jun 18, 2007
$215,000
Jason Scaduto
Lincoln Avenue RT
Grant Deed
—
Jul 31, 2002
$180,000
552 Lincoln Ave Trust
Lincoln Ave RT
Grant Deed
related
$80,000 · Zwi Kohorn
Jul 13, 1993
$62,900
Matteo Palazzolo
Jones,paul
Grant Deed
—
Aug 12, 1992
$50,000
Paul Jones
Peter Joseph Est
Grant Deed
—
Aug 30, 1988
$100,000
Paul Jones
Bellitti,ruth E Tr
Grant Deed
—
Apr 1, 1987
—
552 Rlty Trust
—
Deed Of Trust
related
$80,000 · Saugus Cp Bank
—
—
Elite Realty Investments
—
Deed Of Trust
related
$350,000 · 1155 Realty Trust (ct)
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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