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Property profile & analytics
OFF-MARKET
Estimated value
$845,000
Specialty properties
87 Wyoming Ave, Melrose, MA 02176-3769
Entity Owned
3-yr Hold
Property ID
US38-2457021
Property profile
Verified
Property type
Specialty properties
Use group
CHARITABLE ORGANIZATION
Year built
1900
Construction
FRAME
Total area
3,282 SF
Lot
0.12 ac (5,397 SF)
Zoning code
URC
APN
MELR M:0B6 P:0000037
UPID
US38-2457021
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$775k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$573k
Blend (final)
Blend
$845k
Owner & transaction history
Melrose Affor Hsng Corp · 3 yrs held
Melrose Affor Hsng Corp
since 2023
Last sale
$900,000
2 recorded transactions
Zoning & alternative use
URC · Melrose, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$925,000
+37.5%
Neighborhood: shopping center
$910,000
+35.4%
Retail stores
$885,000
+31.7%
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 Melrose submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Melrose 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
$805,000
ML approach
$775,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
CLUBS, LODGES, PROFESSIONAL ASSOCIATIONS
$670,000
Current use
AUTO REPAIR, GARAGE
$925,000
Change: +37% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$910,000
Change: +35% · Conversion: Difficult
RETAIL STORES
$885,000
Change: +32% · Conversion: Difficult
COMMERCIAL (GENERAL)
$850,000
Change: +26% · Conversion: Difficult
OFFICE BUILDING
$720,000
Change: +7% · Conversion: Difficult
Blend value · Realmo final
$845k
Range $761k – $930k · ±10% · vs last sale $900k (Mar 16 2023)
Last sale anchor
$900k
Mar 16 2023
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
$257 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$7,240
Tax year 2023
Assessed value
$730,800
Assessed 2024
Previous assessed
$730,800
+0.0% YoY
Effective rate
0.99%
On assessed value
Assessed land
$373,600
Assessed improvement
$357,200
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
Specialty properties
Use group
CHARITABLE ORGANIZATION
Status
Off-Market
Year built
1900
Construction
FRAME
Heating
FORCED AIR
Buildings
1
Stories
3
Units
3
Rooms
15
Bathrooms
3
Total area
3,282 SF
Lot
0.12 ac (5,397 SF)
Zoning code
URC
APN
MELR M:0B6 P:0000037
UPID
US38-2457021
Jurisdiction
MELROSE
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
URC · Melrose, MA
Zoning URC · permitted uses
URC · Melrose, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Melrose. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
CLUBS, LODGES, PROFESSIONAL ASSOCIATIONS Current
Est. value
$670,000
AUTO REPAIR, GARAGE
Est. value
$925,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$910,000
RETAIL STORES
Est. value
$885,000
COMMERCIAL (GENERAL)
Est. value
$850,000
OFFICE BUILDING
Est. value
$720,000
CLUBS, LODGES, PROFESSIONAL ASSOCIATIONS Current
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
COMMERCIAL (GENERAL)
OFFICE BUILDING
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
FRAME
Heating
FORCED AIR
Stories
3
Buildings
1
Units
3
Rooms
15
Bathrooms
3
Lot
0.12 ac
Current owner
From public records · entity-resolved
Melrose Affor Hsng Corp
Entity
Mailing address
87 W WYOMING AVE, MELROSE, MA 02176-3769
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 16, 2023
$900,000
Melrose Affor Hsng Corp
Marie A Spencer Irt
Quit Claim Arm's Length For Ne States
$500,000 · Cambridge Savings Bank
Sep 9, 2009
$1
Marie A Spencer Irt
Spencer,marie A
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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