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Property profile & analytics
OFF-MARKET
Estimated value
$720,000
Investment properties
6 Water St, North Andover, MA 01845-2517
Trust Owned
11-yr Hold
Property ID
US38-1071158
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1845
Construction
STONE
Total area
2,340 SF
Lot
0.25 ac (11,077 SF)
Zoning code
GB
APN
NAND M:00041 B:00024 L:00000
UPID
US38-1071158
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
-
Sutton Pond Flowers & Gifts (Bike/Boat/Book/etc) Store Florist
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$730k
Comparable Approach
Comparable
$857k
Blend (final)
Blend
$720k
Owner & transaction history
J & M Realty Trust · 11 yrs held
J & M Realty Trust
since 2014
5 recorded transactions
Zoning & alternative use
GB · North Andover, 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 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$790,000
6.5%
$730,000
7%
$675,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$630,000
Current use
AUTO REPAIR, GARAGE
$560,000
Change: -11% · Conversion: Difficult
OFFICE BUILDING
$525,000
Change: -17% · Conversion: Easy
RETAIL STORES
$520,000
Change: -18% · Conversion: Easy
Blend value · Realmo final
$720k
Range $648k – $792k · ±10%
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
$308 / 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
$572,900
Assessed 2024
Previous assessed
$572,900
+0.0% YoY
Assessed land
$283,500
Assessed improvement
$289,400
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
1845
Construction
STONE
Heating
GAS
Buildings
1
Stories
2
Rooms
7
Bathrooms
2
Total area
2,340 SF
Lot
0.25 ac (11,077 SF)
Zoning code
GB
APN
NAND M:00041 B:00024 L:00000
UPID
US38-1071158
Jurisdiction
NORTH ANDOVER
Metro division
ESSEX COUNTY, MA METROPOLITAN DIVISION
Zoning & alternative use
GB · North Andover, MA
Zoning GB · permitted uses
GB · 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) Current
Est. value
$630,000
AUTO REPAIR, GARAGE
Est. value
$560,000
OFFICE BUILDING
Est. value
$525,000
RETAIL STORES
Est. value
$520,000
COMMERCIAL (GENERAL) Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
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
1845
Construction
STONE
Heating
GAS
Stories
2
Buildings
1
Rooms
7
Bathrooms
2
Lot
0.25 ac
Current owner
From public records · entity-resolved
J & M Realty Trust
Trust
Mailing address
26 FREDERICK CIR, TEWKSBURY, MA 01876-3651
Ownership since
2014
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
Sep 19, 2014
$405,000
J & M Realty Trust
Ryan,carol A
Quit Claim Deed
$269,750 · Winter Hill Fsb
Sep 2, 2008
—
Carol A Ryan
—
Deed Of Trust
related
$395,182 · Northeast Community Cu
Dec 20, 2007
$427,500
Carol A Ryan
Peters,george A JR
Grant Deed
$348,000 · Northeast Community Cu
Oct 2, 2006
—
George A Peters JR.
—
Deed Of Trust
related
$29,000 · Banknorth NA
Feb 9, 2005
—
George Peters
—
Deed Of Trust
related
$315,000 · Rbmg INC
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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