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Property profile & analytics
OFF-MARKET
Assisted living facilities
80 Andover St Andover, MA 01810-5606
Entity Owned
~
Est. High Equity
Property ID
US38-0461215
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1991
Construction
STEEL FRAME
Total area
48,526 SF
Lot
4.25 ac (185,130 SF)
Zoning code
SRB
APN
ANDO M:00094 B:00004 L:00000
UPID
US38-0461215
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
-
Bear Mountain at Andover Nursing Home
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Vantage Andover Rlty LLC
Vantage Andover Rlty LLC
since 2026
Last sale
$8.2M
7 recorded transactions
Zoning & alternative use
SRB · Andover, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The purpose of this district is to provide single family residential uses
Zone name
Single Residence B Zoning District
General category
RESIDENTIAL
Zone area
5,795.99 ac
Source
Realmo
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$88,528
Tax year 2024
Assessed value
$3,474,400
Assessed 2024
Previous assessed
$3,442,500
+0.9% YoY
Effective rate
2.55%
On assessed value
Assessed land
$1,223,000
Assessed improvement
$2,251,400
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1991
Construction
STEEL FRAME
Heating
HOT WATER
Cooling
YES
Buildings
1
Stories
1
Units
123
Rooms
12
Bathrooms
126
Total area
48,526 SF
Lot
4.25 ac (185,130 SF)
Zoning code
SRB
APN
ANDO M:00094 B:00004 L:00000
UPID
US38-0461215
Jurisdiction
ANDOVER
Metro division
ESSEX COUNTY, MA METROPOLITAN DIVISION
Zoning & alternative use
SRB · Andover, MAZoning SRB · permitted uses
SRB · Andover, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The purpose of this district is to provide single family residential uses
Zone name
Single Residence B Zoning District
General category
RESIDENTIAL
Zone area
5,795.99 ac
Source
Realmo
Building & site characteristics
From public records
Year built
1991
Construction
STEEL FRAME
Heating
HOT WATER
Cooling
Yes
Stories
1
Buildings
1
Units
123
Rooms
12
Bathrooms
126
Lot
4.25 ac
Current owner
From public records · entity-resolved
Vantage Andover Rlty LLC
Entity
Mailing address
130 S JEFFERSON ST STE #300, CHICAGO, IL 60661-5763
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 8, 2026
$8,186,329
Vantage Andover Rlty LLC
Ccp Properties Business T
Deed
$46,400,000 · Bsp Odf II Fin LLC
Jul 3, 2008
$1
Properties Business T Nhp
Nhp Andover Business T
Grant Deed
—
Mar 3, 2006
$12,059,264
Andover Bus T Nhp
Continental Health Care
Grant Deed
—
Sep 4, 2001
—
Continental Healthcare
—
Deed Of Trust
related
$7,196,400 · Continental Wingate
Jul 29, 1996
—
Contiental Healthcare
—
Deed Of Trust
related
$399,300 · Zuckerman Family Nomi
May 14, 1991
—
Continental Heathcare
—
Deed Of Trust
related
$7,196,400 · Contental Wingate Ass
Apr 4, 1991
$525,000
Contintental Healthcar
Sciuto,angelo G
Grant Deed
—
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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