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Property profile & analytics
OFF-MARKET
Estimated value
$2,595,000
Investment properties
8-12 Pemberton Way, Lawrence, MA 01840
Entity Owned
5-yr Hold
Property ID
US38-1073350
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1900
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
13,680 SF
Lot
0.08 ac (3,551 SF)
APN
LAWR M:0126 B:0000 L:0030
UPID
US38-1073350
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
$2.90M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.86M
Blend (final)
Blend
$2.60M
Owner & transaction history
Cavallo O2 LLC · 5 yrs held
Cavallo O2 LLC
since 2021
Last sale
$2.6M
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$3.5M
+169.0%
Auto repair, garage
$3.3M
+150.7%
Retail stores
$2.4M
+82.0%
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 Lawrence submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lawrence 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
$2,275,000
ML approach
$2,900,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$3,515,000
Change: +169% · Conversion: Easy
AUTO REPAIR, GARAGE
$3,275,000
Change: +151% · Conversion: Difficult
RETAIL STORES
$2,380,000
Change: +82% · Conversion: Easy
WAREHOUSE, STORAGE
$1,925,000
Change: +47% · Conversion: Difficult
Blend value · Realmo final
$2.60M
Range $2.34M – $2.85M · ±10% · vs last sale $2.60M (Jun 30 2021)
Last sale anchor
$2.60M
Jun 30 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
$190 / 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 2017Property tax & assessments
Tax year 2017
Tax billed
$20,319
Tax year 2017
Assessed value
$2,505,100
Assessed 2024
Previous assessed
$2,505,100
+0.0% YoY
Effective rate
0.81%
On assessed value
Assessed land
$110,400
Assessed improvement
$2,394,700
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HOT WATER
Cooling
YES
Buildings
1
Stories
4
Units
13
Bathrooms
8
Total area
13,680 SF
Lot
0.08 ac (3,551 SF)
APN
LAWR M:0126 B:0000 L:0030
UPID
US38-1073350
Jurisdiction
LAWRENCE
Metro division
ESSEX COUNTY, MA METROPOLITAN DIVISION
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING
Est. value
$3.5M
AUTO REPAIR, GARAGE
Est. value
$3.3M
RETAIL STORES
Est. value
$2.4M
WAREHOUSE, STORAGE
Est. value
$1.9M
OFFICE BUILDING
AUTO REPAIR, GARAGE
RETAIL STORES
WAREHOUSE, STORAGE
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
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HOT WATER
Cooling
Yes
Stories
4
Buildings
1
Units
13
Bathrooms
8
Lot
0.08 ac
Current owner
From public records · entity-resolved
Cavallo O2 LLC
Entity
Mailing address
31 HAWK DR, SALEM, NH 03079-1366
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
Jun 30, 2021
$2,600,000
Cavallo O2 LLC
Pemberton Way LLC
Quit Claim Arm's Length For Ne States
—
Jun 15, 2018
—
Pemberton Way LLC
—
Deed
related
$1,217,000 · Enterprise Bank & Trust Co
Jun 8, 2018
—
Pemberton Way LLC
Rssex Jvp
Quit Claim Deed
related
—
Nov 20, 2008
—
Jvp Essex RT
—
Deed Of Trust
related
$282,500 · Enterprise Bank & Trust
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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