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Property profile & analytics
OFF-MARKET
Estimated value
$2,245,000
Investment properties
76 Woodland St Methuen, MA 01844-4239
Individually Owned
30-yr Hold
~
Est. High Equity
Property ID
US38-1659642
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
2004
Construction
FRAME
Total area
15,606 SF
Lot
1.4 ac (60,984 SF)
Zoning code
BL
APN
METH M:00616 B:00151 L:00143C
UPID
US38-1659642
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
-
Perrault Chiropractic Ofcs Inc. Alternative Medicine Practice
-
Renaissance Massage Alternative Medicine Practice Spa & Massage Center
-
Luscomb Jonathan DC Alternative Medicine Practice
-
Dr.Deborah A. Fudge Alternative Medicine Practice
-
Steven R. Sciuto, DC Alternative Medicine Practice
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.34M
Blend (final)
Blend
$2.25M
Owner & transaction history
Thomas S Perrault SR. · 30 yrs held
Thomas S Perrault SR.
since 1996
5 recorded transactions
Zoning & alternative use
BL · Methuen, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$3.7M
+30.6%
Retail stores
$3.5M
+21.3%
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 Methuen submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Methuen 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,860,000
Current use
AUTO REPAIR, GARAGE
$3,740,000
Change: +31% · Conversion: Difficult
RETAIL STORES
$3,470,000
Change: +21% · Conversion: Easy
OFFICE BUILDING
$2,645,000
Change: -8% · Conversion: Easy
INDUSTRIAL (GENERAL)
$2,555,000
Change: -11% · Conversion: Moderate
Blend value · Realmo final
$2.25M
Range $2.02M – $2.47M · ±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
$144 / 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
$1,742,600
Assessed 2024
Previous assessed
$1,665,800
+4.6% YoY
Assessed land
$364,500
Assessed improvement
$1,378,100
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
2004
Construction
FRAME
Heating
HOT WATER
Cooling
YES
Buildings
1
Stories
2
Units
1
Rooms
7
Bathrooms
9
Total area
15,606 SF
Lot
1.4 ac (60,984 SF)
Zoning code
BL
APN
METH M:00616 B:00151 L:00143C
UPID
US38-1659642
Jurisdiction
METHUEN
Metro division
ESSEX COUNTY, MA METROPOLITAN DIVISION
Zoning & alternative use
BL · Methuen, MA
Zoning BL · permitted uses
BL · Methuen, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Methuen. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$2.9M
AUTO REPAIR, GARAGE
Est. value
$3.7M
RETAIL STORES
Est. value
$3.5M
OFFICE BUILDING
Est. value
$2.6M
INDUSTRIAL (GENERAL)
Est. value
$2.6M
COMMERCIAL (GENERAL) Current
AUTO REPAIR, GARAGE
RETAIL STORES
OFFICE BUILDING
INDUSTRIAL (GENERAL)
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
2004
Construction
FRAME
Heating
HOT WATER
Cooling
Yes
Stories
2
Buildings
1
Units
1
Rooms
7
Bathrooms
9
Lot
1.4 ac
Current owner
From public records · entity-resolved
Thomas S Perrault SR.
Individual
Mailing address
76 WOODLAND ST, METHUEN, MA 01844-4239
Ownership since
1996
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
Mar 22, 2012
—
Perrault Family LP
—
Deed Of Trust
related
$2,071,000 · Lowell Capital Bank
Oct 30, 2001
—
Perrault Family LP
—
Deed Of Trust
related
$300,000 · Andover Bank
Dec 22, 2000
—
Perrault Family LP
—
Deed Of Trust
related
$123,000 · Salem Cooperative Bank
Jun 28, 1996
$122,500
Thomas S Perrault SR.
Zappala,joyce
Grant Deed
$97,800 · Methuen Capital Bank
Sep 21, 1988
$180,000
Thomas S Perrault
H Ouellette & Sons
Grant Deed
$100,000 · Zenon Grzybowski
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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