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Property profile & analytics
OFF-MARKET
Estimated value
$7,630,000
Specialty properties
8 Atwater Ave Manchester, MA 01944-1285
Entity Owned
4-yr Hold
Free & Clear
Property ID
US38-1239022
Property profile
Verified
Property type
Specialty properties
Use group
PROFESSIONAL CLUBS/ASSOCIATIONS
Year built
1969
Construction
STEEL FRAME
Total area
86,343 SF
Lot
6.36 ac (277,042 SF)
Zoning code
LCD
APN
MANC M:0038 B:0000 L:0013
UPID
US38-1239022
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
$7.75M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$7.63M
Owner & transaction history
New Quarry LLC · 4 yrs held
New Quarry LLC
since 2022
Last sale
$7.3M
7 recorded transactions
Zoning & alternative use
LCD · Manchester, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Manchester submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Manchester 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
$8,165,000
ML approach
$7,750,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$7.63M
Range $6.87M – $8.39M · ±10% · vs last sale $7.30M (Jul 15 2022)
Last sale anchor
$7.30M
Jul 15 2022
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
$88 / 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
$60,102
Tax year 2024
Assessed value
$6,428,000
Assessed 2024
Previous assessed
$5,619,600
+14.4% YoY
Effective rate
0.94%
On assessed value
Assessed land
$1,048,100
Assessed improvement
$5,379,900
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
Specialty properties
Use group
PROFESSIONAL CLUBS/ASSOCIATIONS
Status
Off-Market
Year built
1969
Construction
STEEL FRAME
Heating
SPACE
Buildings
1
Stories
1
Units
1
Bathrooms
8
Total area
86,343 SF
Lot
6.36 ac (277,042 SF)
Zoning code
LCD
APN
MANC M:0038 B:0000 L:0013
UPID
US38-1239022
Jurisdiction
MANCHESTER
Metro division
ESSEX COUNTY, MA METROPOLITAN DIVISION
Zoning & alternative use
LCD · Manchester, MAZoning LCD · permitted uses
LCD · Manchester, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1969
Construction
STEEL FRAME
Heating
SPACE
Stories
1
Buildings
1
Units
1
Bathrooms
8
Lot
6.36 ac
Current owner
From public records · entity-resolved
New Quarry LLC
Entity
Free & Clear · 4 yrs held
Mailing address
3 TRASK LN, DANVERS, MA 01923-3459
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 15, 2022
$7,300,000
New Quarry LLC
Simboli Prop Manchester
Quit Claim Arm's Length For Ne States
—
Sep 12, 2016
$400,000
John J Donovan
Eight Atwater Avenue Corp
Quit Claim Deed
—
Sep 12, 2016
—
John J Donovan
Eight Atwater Avenue Corp
Quit Claim Deed
related
—
May 13, 2015
$1,180,000
Simboli Prop Manchestr
Atwater Land Nt
Quit Claim Arm's Length For Ne States
$354,000 · Ma Business Dev Corp
May 13, 2015
$6,900,000
Simboli Props Manchest
Blue Sky Holdings INC
Quit Claim Arm's Length For Ne States
$3,676,500 · Berkshire Bank
May 14, 2010
$1
Atwater Land Nt
Blue Sky Hldgs INC
Grant Deed
—
Oct 16, 2009
—
Blue Sky Holdings INC
—
Deed Of Trust
related
$1,322,000 · Sovereign Bank
Feb 27, 2004
$23,600
8 Atwater Ave Corp
Leach,anthony O 2nd
Grant Deed
—
Feb 13, 2004
$1
Eight Atwater Avenue Corp
Eight Atwater Avenue LLC
Grant Deed
related
—
Oct 7, 2002
$2,500,000
8 Atwater Ave Corp
Masconomo RT
Grant Deed
—
Sep 27, 2001
—
Eight Atwater Ave LLC
—
Deed Of Trust
related
$1,300,000 · Sovereign Bank
May 3, 2000
—
8 Atwater Ave LLC
—
Deed Of Trust
related
$3,480,000 · Eight Atwater Ave Co
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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