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Property profile & analytics
OFF-MARKET
Estimated value
$1,030,000
Investment properties
59 Willow St, South Hamilton, MA 01982-2391
Entity Owned
5-yr Hold
Property ID
US38-0848272
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
2021
Construction
FRAME
Total area
22,629 SF
Lot
0.93 ac (40,685 SF)
Zoning code
R1A
APN
HAMI M:61 B:21
UPID
US38-0848272
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.24M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.03M
Owner & transaction history
Willow St Hamilton LLC · 5 yrs held
Willow St Hamilton LLC
since 2021
Last sale
$1.0M
4 recorded transactions
Zoning & alternative use
R1A · 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
Method
Estimation
Statistic approach
$875,000
ML approach
$1,240,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.03M
Range $927k – $1.13M · ±10% · vs last sale $1.00M (Jan 29 2021)
Last sale anchor
$1.00M
Jan 29 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
$46 / 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
$51,326
Tax year 2024
Assessed value
$3,396,800
Assessed 2024
Previous assessed
$3,396,800
+0.0% YoY
Effective rate
1.51%
On assessed value
Assessed land
$315,500
Assessed improvement
$3,081,300
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
2021
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
3
Units
18
Rooms
56
Bathrooms
1
Total area
22,629 SF
Lot
0.93 ac (40,685 SF)
Zoning code
R1A
APN
HAMI M:61 B:21
UPID
US38-0848272
Jurisdiction
HAMILTON
Metro division
ESSEX COUNTY, MA METROPOLITAN DIVISION
Zoning & alternative use
R1A · South Hamilton, MA
Zoning R1A · permitted uses
R1A · 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
2021
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
3
Buildings
1
Units
18
Rooms
56
Bathrooms
1
Lot
0.93 ac
Current owner
From public records · entity-resolved
Willow St Hamilton LLC
Entity
Mailing address
PO BOX 314, SHREWSBURY, MA 01545-0314
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 29, 2021
—
Willow St Hamilton LLC
—
Deed
related
$850,000 · Massachusetts Housing Partnership Fund
Jan 29, 2021
$1,000,000
Willow St Hamilton LLC
Hamilton Development Corp
Quit Claim Arm's Length For Ne States
$800,000 · Local Initiatives Sup
May 31, 2019
—
Hamilton Development Corp
—
Deed
related
$100,000 · Salem Five Cents Savings Bank
May 2, 2014
$600,000
Hamilton Development C
Mcrae RT
Quit Claim Deed
related
$480,000 · Salem Five Cents 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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