Entity Owned Property summary
AI-generated overview
A single-story commercial building that was historically used as Connors Pharmacy for over 40 years and was renovated in 2013. The interior has an open, flexible layout suitable for a range of commercial uses and includes a private office and two ADA-compliant restrooms with handicap accessibility throughout. In the rear portion of the building, there is a full commercial-grade kitchen with bar seating, featuring a 9-foot exhaust hood, prep area, dishwasher, three-bay sink, and a walk-in cooler. The property also includes a clean, full-height basement of approximately 1,300 square feet. Exterior features include a 13-space parking lot at the rear. The building is located on the corner of Prospect Street and Pleasant Street, steps from Gloucester Center, and has pedestrian and transit connectivity consistent with a high walk score (91), bikeability (bike score 53), and some transit service (transit score 46).
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1900
Construction
FRAME
Total area
3,089 SF
Lot
0.21 ac (8,993 SF)
Zoning code
R-5
APN
GLOU M:0026 B:0045 L:0000
UPID
US38-0842304
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Specialty Food Shop Wine and Liquor Store
-
Restaurant
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$780k
Comparable Approach
Comparable
$778k
Blend (final)
Blend
$310k
Owner & transaction history
since 2012
5 recorded transactions
Zoning & alternative use
R-5 · Gloucester, MA
Zoning description
This district allows for a mix of single family, two-family and multi-family residential dwellings.
General category
RESIDENTIAL
Top alternative use upside
Office building
$795,000
+15.6%
Auto repair, garage
$740,000
+7.7%
Commercial (general)
$700,000
+1.6%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 10 comparables with addresses
4 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$310k
Value range
$279k – $341k
±10% around blend
Estimated value / SF
$100 / SF
Confidence
High
10 county-verified comps
Property data
100
Market benchmarks
33
Comparable evidence
100
$279k
blend $310k
$341k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
3,089 SF
Lot area
0.21 ac
Year built
1900
Stories
1
APN
GLOU M:0026 B:0045 L:0000
Zoning
R-5
Assessed value
$629,800
Annual tax
$6,329
3
Income approach: direct capitalization
Partial preview
Income approach indication
$780k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$845k
@ 6.5% CAP return
$780k
@ 7% CAP return
$725k
4
Sales comparison
Partial preview
Sales approach indication
$797k
Weighted, 10 comps · high confidence
Evidence
10 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
10.0 mi away · 3,882 SF
12.7 mi away · 2,301 SF
13.5 mi away · 3,854 SF
23.2 mi away · 2,288 SF
23.9 mi away · 2,785 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$310k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 252 sales
$222
-55%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $100/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Office Building
Gross theoretical uplift
+16%
vs current-use indication
Auto Repair, Garage
Commercial (general)
Retail Stores · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 10 sales
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$630k
Move the market yield to see immediate price impact.
Value / SF
$204
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$40k
$794k
$567k
$441k
$44k
$882k
$630k
$490k
$48k
$970k
$693k
$539k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
10 found
High confidence · county-verified
Closest comparable
$750k
5.5 mi · Jan 2026 · $251/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$6,329
Tax year 2024
Assessed value
$629,800
Assessed 2024
Previous assessed
$629,800
+0.0% YoY
Effective rate
1.00%
On assessed value
Assessed land
$270,400
Assessed improvement
$359,400
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
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
1900
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
1
Bathrooms
2
Total area
3,089 SF
Lot
0.21 ac (8,993 SF)
Zoning code
R-5
APN
GLOU M:0026 B:0045 L:0000
UPID
US38-0842304
Jurisdiction
GLOUCESTER
Metro division
ESSEX COUNTY, MA METROPOLITAN DIVISION
Zoning & alternative use
R-5 · Gloucester, MAZoning R-5 · permitted uses
R-5 · Gloucester, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
This district allows for a mix of single family, two-family and multi-family residential dwellings.
General category
RESIDENTIAL
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1900
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
1
Bathrooms
2
Lot
0.21 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
R-5
RESIDENTIAL
Jurisdiction
Gloucester, MA
Recorded code
R-5
Official district
R-5
Official district profile
What the municipal code says about R-5
Zoning description
This district allows for a mix of single family, two-family and multi-family residential dwellings.
General category
RESIDENTIAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for R-5 in Gloucester, MA.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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