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    Property profile & analytics

    85 Main St North Andover, MA 01845-2426

    • Investment properties
    • 3,895 SF
    • 0.13 lot acres
    OFF-MARKET
    Value Estimations
    $955,000
    Show details
    Cap Rate Potential
    Location Intelligence
    Property ID
    US38-0171255
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Share The Love Consignment / Discount Store / (Bike/Boat/Book/etc) Store

    Property Details for 85 Main St

    Year built
    1900
    Lot size
    0.13 lot acres
    Property size
    3,895 SF
    Zone code
    GB
    Property type
    Investment properties
    Property subtype
    Live-work space
    APN
    NAND M:00029 B:00043 L:00000
    APU
    NANDM00029B00043L00000

    Value Estimations

    based on Realmo’s proprietary methodology

    • CAP approach

      CAP Return
      Estimation
      6%
      $1,315,000
      6.5%
      $1,215,000
      7%
      $1,125,000

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $988,000
      Market price range: $686k - $1.82M
      AI Estimate
      $661,000
      Market price range: $242k - $1.07M

    • Alternative Use

      Use
      Estimation
      COMMERCIAL (GENERAL)
      $1,050,000
      Current use
      AUTO REPAIR, GARAGE
      $935,000
      Change: -11% Conversion: Difficult
      OFFICE BUILDING
      $870,000
      Change: -17% Conversion: Easy
      RETAIL STORES
      $865,000
      Change: -18% Conversion: Easy

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    North Andover
    County
    Essex
    State
    Massachusetts
    Longitude
    -71.1324
    Latitude
    42.7036
    CBSA code
    14460
    CBSA name
    BOSTON-CAMBRIDGE-QUINCY, MA-NH METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2024
    $0.00
    $247,100
    $413,400
    $660,500
    -
    $0.00
    $0.00
    $0.00

    Comparable in this City

    • Value Estimation
      $1,545,000
      5,094 SF

      73 Main St

      OFFICE/RESIDENTIAL (MIXED USE) • 5,094 SF
      73 Main St, North Andover, MA 01845-2583
      View Details
    • Value Estimation
      $1,405,000
      4,620 SF

      1292 Osgood St

      OFFICE/RESIDENTIAL (MIXED USE) • 4,620 SF
      1292 Osgood St, North Andover, MA 01845-1009
      View Details
    • Value Estimation
      $580,000
      3,377 SF

      60 Ashland St

      OFFICE/RESIDENTIAL (MIXED USE) • 3,377 SF
      60 Ashland St, North Andover, MA 01845-1660
      View Details
    • Value Estimation
      $810,000
      2,894 SF

      200 Osgood St

      OFFICE/RESIDENTIAL (MIXED USE) • 2,894 SF
      200 Osgood St, North Andover, MA 01845-4049
      View Details
    • Value Estimation by Request
      1,840 SF

      213 Sutton St

      OFFICE/RESIDENTIAL (MIXED USE) • 1,840 SF
      213 Sutton St, North Andover, MA 01845-1639
      View Details
    • Value Estimation
      $1,175,000
      6,543 SF

      136 Main St

      OFFICE/RESIDENTIAL (MIXED USE) • 6,543 SF
      136 Main St, North Andover, MA 01845-2434
      View Details

    Similar Nearby for Sale

    • $2,750,000
      2.85 Acres

      North Andover Commercial Land & Businesses

      Prime 3-acre lot with two thriving businesses.
      1591 Osgood St, North Andover, MA 01845
      View Details
    • $50,000
      426 SF

      Professional Office Park Unit

      Office space in professional park near major highways.
      231 Sutton St, North Andover, MA 01845
      View Details
    • Contact for pricing

      North Andover Office Condominium For Sale

      Office condominium available for purchase, with monthly condo fees.
      565 Turnpike St, North Andover, MA 01845
      View Details
    • Contact for pricing
      957 SF

      Office Unit at Chestnut Green

      Third-floor office unit with reception area in North Andover.
      565 Turnpike St, North Andover, MA 01845
      View Details
    • $200,000
      1,723 SF

      Professional Office Space Available

      Move-in ready office space in North Andover, near major highways.
      231 Sutton #2F, North Andover, MA 01845
      View Details

    Similar Nearby for Lease

    • Contact for pricing
      1,650 SF

      Former Restaurant and Retail Spaces

      Restaurant and retail spaces available for lease.
      542-562 Turnpike St, N Andover, MA 01845
      View Details
    • Contact for pricing
      48,000 SF

      North Andover Office Conference Room

      Conference room available for rent in North Andover, MA.
      30 Massachusetts Ave, North Andover, MA 01845
      View Details
    • $25 SF/Yr
      46,104 SF

      First & Main: North Andover Office

      Prime North Andover office space, multiple suites available.
      109 Main St, North Andover, MA 01845
      View Details
    • Contact for pricing
      20,000 SF

      North Andover Flex/Industrial Space

      Flex/industrial space available for lease in North Andover, MA.
      300 Willow St, North Andover, MA 01845
      View Details
    • Contact for pricing
      400 SF

      Spa/Beauty Space For Sub-Lease

      High-visibility spa/beauty space available for sub-lease.
      630 Turnpike St, North Andover, MA 01845
      View Details
    • $25 SF/Yr
      5,050 SF

      Adaptable Commercial Space with Natural Light

      Versatile 5,050 SF commercial space suitable for various uses.
      1820 Turnpike St, North Andover, MA 01845
      View Details
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    85 Main St
    North Andover, MA 01845-2426
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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