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Property profile & analytics
OFF-MARKET
Estimated value
$575,000
Specialty properties
87 Perkins Row Topsfield, MA 01983-1922
Entity Owned
Absentee Owner
Free & Clear
Property ID
US38-1436333
Property profile
Verified
Property type
Specialty properties
Use group
CHARITABLE ORGANIZATION
Year built
1763
Construction
FRAME
Total area
4,035 SF
Lot
760.37 ac (33,121,717 SF)
Zoning code
IRA
APN
TOPS M:0051 B:0021 L:
UPID
US38-1436333
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
-
Mass Audubon's Ipswich River Wildlife Sanctuary Resort
-
ChargePoint Charging Station Electric Vehicle Charging Station
-
Children Play Area Family Recreation Center
-
Stone Bridge Resort
-
Canoe Landing Canoeing Area
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$490k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$662k
Blend (final)
Blend
$575k
Owner & transaction history
MASS AUDUBON SOCIETY
MASS AUDUBON SOCIETY
Zoning & alternative use
IRA · Topsfield, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$895,000
+1.5%
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 Topsfield submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Topsfield 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
$490,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
CLUBS, LODGES, PROFESSIONAL ASSOCIATIONS
$885,000
Current use
RETAIL STORES
$895,000
Change: +2% · Conversion: Difficult
COMMERCIAL (GENERAL)
$805,000
Change: -9% · Conversion: Difficult
Blend value · Realmo final
$575k
Range $518k – $633k · ±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
$143 / 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
$8,347,800
Assessed 2024
Previous assessed
$8,347,800
+0.0% YoY
Assessed land
$7,142,900
Assessed improvement
$1,204,900
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
CHARITABLE ORGANIZATION
Status
Off-Market
Year built
1763
Construction
FRAME
Heating
HOT WATER
Buildings
2
Stories
2
Units
2
Bathrooms
3
Total area
4,035 SF
Lot
760.37 ac (33,121,717 SF)
Zoning code
IRA
APN
TOPS M:0051 B:0021 L:
UPID
US38-1436333
Jurisdiction
TOPSFIELD
Metro division
ESSEX COUNTY, MA METROPOLITAN DIVISION
Zoning & alternative use
IRA · Topsfield, MA
Zoning IRA · permitted uses
IRA · Topsfield, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Topsfield. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
CLUBS, LODGES, PROFESSIONAL ASSOCIATIONS Current
Est. value
$885,000
RETAIL STORES
Est. value
$895,000
COMMERCIAL (GENERAL)
Est. value
$805,000
CLUBS, LODGES, PROFESSIONAL ASSOCIATIONS Current
RETAIL STORES
COMMERCIAL (GENERAL)
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
1763
Construction
FRAME
Heating
HOT WATER
Stories
2
Buildings
2
Units
2
Bathrooms
3
Lot
760.37 ac
Current owner
From public records · entity-resolved
MASS AUDUBON SOCIETY
Individual
Free & Clear · 0 yrs held
Mailing address
208 S GREAT RD, LINCOLN, MA 01773-4816
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
No recorded transactions
No recorded transactions found for this property.
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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