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Property profile & analytics
OFF-MARKET
Estimated value
$500,000
Retail space
65 Pleasant St Gloucester, MA 01930-2714
Entity Owned
4-yr Hold
Free & Clear
Property ID
US38-0751386
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1969
Construction
FRAME
Total area
1,296 SF
Lot
0.11 ac (4,802 SF)
Zoning code
NB
APN
GLOU M:0026 B:0020 L:0000
UPID
US38-0751386
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
-
Saltwater Massage Studio Alternative Medicine Practice Spa & Massage Center
-
Hilary Richard Yoga Gym & Fitness Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$570k
CAP Approach
CAP
$330k
Comparable Approach
Comparable
$427k
Blend (final)
Blend
$500k
Owner & transaction history
Gretchen Hill Realty LLC · 4 yrs held
Gretchen Hill Realty LLC
since 2021
Last sale
$479,000
4 recorded transactions
Zoning & alternative use
NB · Gloucester, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$335,000
+15.6%
Auto repair, garage
$310,000
+7.7%
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 Gloucester submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Gloucester 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
$550,000
ML approach
$570,000
CAP Approach
CAP Return
Estimation
6%
$355,000
6.5%
$330,000
7%
$305,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$335,000
Change: +16% · Conversion: Easy
AUTO REPAIR, GARAGE
$310,000
Change: +8% · Conversion: Difficult
Blend value · Realmo final
$500k
Range $450k – $550k · ±10% · vs last sale $479k (Nov 24 2021)
Last sale anchor
$479k
Nov 24 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
$386 / 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
$4,022
Tax year 2024
Assessed value
$400,200
Assessed 2024
Previous assessed
$400,200
+0.0% YoY
Effective rate
1.00%
On assessed value
Assessed land
$226,400
Assessed improvement
$173,800
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1969
Construction
FRAME
Heating
HOT WATER
Buildings
1
Stories
1
Units
2
Bathrooms
2
Total area
1,296 SF
Lot
0.11 ac (4,802 SF)
Zoning code
NB
APN
GLOU M:0026 B:0020 L:0000
UPID
US38-0751386
Jurisdiction
GLOUCESTER
Metro division
ESSEX COUNTY, MA METROPOLITAN DIVISION
Zoning & alternative use
NB · Gloucester, MA
Zoning NB · permitted uses
NB · Gloucester, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Gloucester. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING
Est. value
$335,000
AUTO REPAIR, GARAGE
Est. value
$310,000
OFFICE BUILDING
AUTO REPAIR, GARAGE
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
1969
Construction
FRAME
Heating
HOT WATER
Stories
1
Buildings
1
Units
2
Bathrooms
2
Lot
0.11 ac
Current owner
From public records · entity-resolved
Gretchen Hill Realty LLC
Entity
Free & Clear · 4 yrs held
Mailing address
65 PLEASANT ST, GLOUCESTER, MA 01930-2714
Mailing matches property
Yes
Owner-occupied
Yes
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
Sep 25, 2023
—
Gretchen Hill Realty LLC
—
Deed
related
$165,000 · Bankgloucester (gloucester Coop Bank)
Nov 24, 2021
$479,000
Gretchen Hill Realty LLC
Joseph J Mondello
Quit Claim Arm's Length For Ne States
—
Nov 18, 2021
$479,000
Gretchen Hill Realty LLC
Joseph J Mondello
Quit Claim Arm's Length For Ne States
$383,200 · Bankgloucester (gloucester Coop Ban
Aug 5, 2003
$1
Joseph J Mondello
Mondello,joseph J
Grant Deed
related
—
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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