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Property profile & analytics
OFF-MARKET
Estimated value
$615,000
Assisted living facilities
87 Shattuck St, Haverhill, MA 01830-2319
Individually Owned
16-yr Hold
Free & Clear
Property ID
US38-0431845
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1850
Construction
FRAME
Total area
20,732 SF
Lot
1.2 ac (52,272 SF)
Zoning code
TY
APN
HAVE M:0441 B:00002 L:15
UPID
US38-0431845
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
-
Lakeview House Nursing Home
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$745k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$484k
Blend (final)
Blend
$615k
Owner & transaction history
John D Guarino · 16 yrs held
John D Guarino
since 2009
7 recorded transactions
Zoning & alternative use
TY · Haverhill, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Haverhill submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Haverhill 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
$745,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$615k
Range $554k – $677k · ±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
$30 / 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
$19,069
Tax year 2024
Assessed value
$985,500
Assessed 2024
Previous assessed
$941,500
+4.7% YoY
Effective rate
1.93%
On assessed value
Assessed land
$392,000
Assessed improvement
$593,500
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
1850
Construction
FRAME
Heating
HOT WATER
Buildings
1
Stories
2
Units
96
Rooms
91
Bathrooms
25
Total area
20,732 SF
Lot
1.2 ac (52,272 SF)
Zoning code
TY
APN
HAVE M:0441 B:00002 L:15
UPID
US38-0431845
Jurisdiction
HAVERHILL
Metro division
ESSEX COUNTY, MA METROPOLITAN DIVISION
Zoning & alternative use
TY · Haverhill, MA
Zoning TY · permitted uses
TY · Haverhill, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Haverhill. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1850
Construction
FRAME
Heating
HOT WATER
Stories
2
Buildings
1
Units
96
Rooms
91
Bathrooms
25
Lot
1.2 ac
Current owner
From public records · entity-resolved
John D Guarino
Individual
Free & Clear · 16 yrs held
Mailing address
PO BOX 1598, HAVERHILL, MA 01831-2298
Ownership since
2009
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
Oct 18, 2013
—
Shattuck Street RT LLC
—
Deed Of Trust
related
$250,000 · Pentucket Bank
Oct 21, 2009
$1
John D Guarino
Shattuck RT
Grant Deed
—
Oct 21, 2009
—
Shattuck Street RT LLC
—
Deed Of Trust
related
$600,000 · Pentucket Bank
May 1, 1998
—
Shattuck RT
—
Deed Of Trust
related
$300,000 · Pentucket Five Cents
May 2, 1990
—
John D Guarino
—
Deed Of Trust
related
$50,000 · Pentucket Five Cents
Dec 20, 1989
—
Shattuck RT
—
Deed Of Trust
related
$663,000 · Pentucket Five Cents
Nov 1, 1988
—
Shattuck Rlty Tr
—
Deed Of Trust
related
$340,000 · Pentucket Five Cents
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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