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Property profile & analytics
FOR SALE
Investment properties
82 South Broadway, Lawrence, MA 01843
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US38-0623994
For Sale
1 / 56
$2,995,000
82 South Broadway, Lawrence, MA 01843
View Listing →
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1900
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
17,706 SF
Lot
0.16 ac (6,995 SF)
APN
LAWR M:0121 B:0000 L:0043
UPID
US38-0623994
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
-
Committee To Elect David Abdoo Advocacy Group Volunteer Organization
-
Rinconcito ecuatorian market Grocery & Convenience Store Food Market
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.85M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.85M
Blend (final)
Blend
$1.94M
Owner & transaction history
Beverly Essex LLC · 3 yrs held
Beverly Essex LLC
since 2022
Last sale
$2.1M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$3.1M
+71.7%
Warehouse, storage
$2.5M
+38.9%
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
$1,810,000
ML approach
$1,845,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,795,000
Current use
RETAIL STORES
$3,080,000
Change: +72% · Conversion: Easy
WAREHOUSE, STORAGE
$2,490,000
Change: +39% · Conversion: Difficult
Blend value · Realmo final
$1.94M
Range $1.75M – $2.13M · ±10% · vs last sale $2.10M (Dec 30 2022)
Last sale anchor
$2.10M
Dec 30 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
$110 / 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
$2,327,500
Assessed 2024
Previous assessed
$2,327,500
+0.0% YoY
Assessed land
$147,100
Assessed improvement
$2,180,400
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
For Sale
Year built
1900
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
STEAM
Buildings
1
Stories
3
Units
38
Bathrooms
6
Total area
17,706 SF
Lot
0.16 ac (6,995 SF)
APN
LAWR M:0121 B:0000 L:0043
UPID
US38-0623994
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
COMMERCIAL (GENERAL) Current
Est. value
$1.8M
RETAIL STORES
Est. value
$3.1M
WAREHOUSE, STORAGE
Est. value
$2.5M
COMMERCIAL (GENERAL) Current
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
STEAM
Stories
3
Buildings
1
Units
38
Bathrooms
6
Lot
0.16 ac
Current owner
From public records · entity-resolved
Beverly Essex LLC
Entity
Mailing address
236 PLEASANT ST, METHUEN, MA 01844-7135
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 1, 2024
—
Beverly Essex LLC
—
Deed
related
$2,200,000 · Jeanne D Arc Cu
Jan 16, 2024
—
Beverly Essex LLC
—
Deed
related
$800,000 · Jeanne D Arc Cu
Dec 30, 2022
$2,100,000
Beverly Essex LLC
82-86 South Broadway LLC
Quit Claim Arm's Length For Ne States
$1,900,000 · Chloe LLC
May 16, 2022
—
82-86 South Broadway LLC
—
Deed
related
$1,537,500 · Reading Cooperative Bank
Dec 16, 2021
$2,200,000
82-86 South Broadway LLC
82 Sb Propco LLC
Quit Claim Arm's Length For Ne States
—
Sep 24, 2015
$880,000
82 Sb Propco LLC
Southside Realty LLC
Quit Claim Arm's Length For Ne States
—
Apr 12, 2002
—
Southside RT
—
Deed Of Trust
related
$330,000 · Banknorth NA
Feb 28, 1992
—
Richard A Reming
—
Deed Of Trust
related
$515,000 · Northmark Bank
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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