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Property profile & analytics
OFF-MARKET
Estimated value
$950,000
Banks
8 High St Andover, MA 01810-3528
Individually Owned
12-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US38-0439084
Property profile
Verified
Property type
Banks
Use group
FINANCIAL BUILDING
Year built
1940
Construction
FRAME
Total area
9,254 SF
Lot
0.87 ac (38,071 SF)
Zoning code
GB
APN
ANDO M:00038 B:00053 L:00000
UPID
US38-0439084
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
-
Enterprise Bank Bank Loan Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$715k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.18M
Blend (final)
Blend
$950k
Owner & transaction history
Preferred Construction · 12 yrs held
Preferred Construction
since 2013
1 recorded transaction
Zoning & alternative use
GB · Andover, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.6M
+39.9%
Restaurant
$1.5M
+34.6%
Apartment house (5+ units)
$1.2M
+8.3%
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 Andover submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Andover 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
$715,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
FINANCIAL BUILDING
$1,125,000
Current use
OFFICE BUILDING
$1,575,000
Change: +40% · Conversion: Difficult
RESTAURANT
$1,515,000
Change: +35% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$1,220,000
Change: +8% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,195,000
Change: +6% · Conversion: Difficult
Blend value · Realmo final
$950k
Range $855k – $1.05M · ±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
$103 / 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
$67,841
Tax year 2024
Assessed value
$2,662,500
Assessed 2024
Previous assessed
$2,454,600
+8.5% YoY
Effective rate
2.55%
On assessed value
Assessed land
$735,000
Assessed improvement
$1,927,500
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
Banks
Use group
FINANCIAL BUILDING
Status
Off-Market
Year built
1940
Construction
FRAME
Heating
HOT WATER
Cooling
YES
Buildings
1
Stories
1
Rooms
14
Bathrooms
8
Total area
9,254 SF
Lot
0.87 ac (38,071 SF)
Zoning code
GB
APN
ANDO M:00038 B:00053 L:00000
UPID
US38-0439084
Jurisdiction
ANDOVER
Metro division
ESSEX COUNTY, MA METROPOLITAN DIVISION
Zoning & alternative use
GB · Andover, MA
Zoning GB · permitted uses
GB · Andover, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Andover. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
FINANCIAL BUILDING Current
Est. value
$1.1M
OFFICE BUILDING
Est. value
$1.6M
RESTAURANT
Est. value
$1.5M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.2M
AUTO REPAIR, GARAGE
Est. value
$1.2M
FINANCIAL BUILDING Current
OFFICE BUILDING
RESTAURANT
APARTMENT HOUSE (5+ UNITS)
AUTO REPAIR, GARAGE
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
1940
Construction
FRAME
Heating
HOT WATER
Cooling
Yes
Stories
1
Buildings
1
Rooms
14
Bathrooms
8
Lot
0.87 ac
Current owner
From public records · entity-resolved
Preferred Construction
Individual
Mailing address
78 MAIN ST, ANDOVER, MA 01810-3851
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2013
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 30, 2013
—
Preferred Construction
—
Deed Of Trust
related
$67,500 · 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.
Try Rey
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