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Property profile & analytics
OFF-MARKET
Estimated value
$1,370,000
Investment properties
78-80 Broadway, Methuen, MA 01844
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US38-1471766
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1900
Construction
FRAME
Total area
8,791 SF
Lot
0.91 ac (39,727 SF)
Zoning code
BH
APN
METH M:00716 B:00113 L:00013
UPID
US38-1471766
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.52M
Blend (final)
Blend
$1.37M
Owner & transaction history
Kmt Real Estate LLC · 8 yrs held
Kmt Real Estate LLC
since 2017
6 recorded transactions
Zoning & alternative use
BH · Methuen, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$2.1M
+30.6%
Retail stores
$2.0M
+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)
$1,610,000
Current use
AUTO REPAIR, GARAGE
$2,105,000
Change: +31% · Conversion: Difficult
RETAIL STORES
$1,955,000
Change: +21% · Conversion: Easy
OFFICE BUILDING
$1,490,000
Change: -8% · Conversion: Easy
INDUSTRIAL (GENERAL)
$1,440,000
Change: -11% · Conversion: Moderate
Blend value · Realmo final
$1.37M
Range $1.23M – $1.51M · ±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
$156 / 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
$1,129,700
Assessed 2024
Previous assessed
$1,077,600
+4.8% YoY
Assessed land
$355,400
Assessed improvement
$774,300
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
1900
Construction
FRAME
Heating
HOT WATER
Buildings
1
Stories
3
Units
1
Rooms
5
Bathrooms
3
Total area
8,791 SF
Lot
0.91 ac (39,727 SF)
Zoning code
BH
APN
METH M:00716 B:00113 L:00013
UPID
US38-1471766
Jurisdiction
METHUEN
Metro division
ESSEX COUNTY, MA METROPOLITAN DIVISION
Zoning & alternative use
BH · Methuen, MA
Zoning BH · permitted uses
BH · 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
$1.6M
AUTO REPAIR, GARAGE
Est. value
$2.1M
RETAIL STORES
Est. value
$2.0M
OFFICE BUILDING
Est. value
$1.5M
INDUSTRIAL (GENERAL)
Est. value
$1.4M
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
1900
Construction
FRAME
Heating
HOT WATER
Stories
3
Buildings
1
Units
1
Rooms
5
Bathrooms
3
Lot
0.91 ac
Current owner
From public records · entity-resolved
Kmt Real Estate LLC
Entity
Mailing address
184 JACKSON ST, LAWRENCE, MA 01841-2730
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 6, 2022
—
Kmt Real Estate LLC
—
Deed
related
$950,000 · Salem Five Cents Savings Bank
Nov 7, 2017
$1,000,000
Kmt Real Estate LLC
L&r Realty Corp
Quit Claim Deed
related
$700,000 · Enterprise Bank & Trust Co
Oct 29, 2013
—
L&r Realty Corp
—
Deed Of Trust
related
$2,176,000 · Enterprise Bank & Trust
Nov 16, 2010
—
L&r Realty Corp
—
Deed Of Trust
related
$125,000 · Savings Bank
Jul 31, 2002
—
L&r Rlty Corp
—
Deed Of Trust
related
$645,000 · First Essex Bank
Oct 5, 1990
$229,016
Richard C Dewhirst
Dewhirst,charles JR
Grant Deed
related
$390,000 · 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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