Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$500,000
Investment properties
9-13 Emerson St Melrose, MA 02176
Individually Owned
13-yr Hold
Property ID
US38-1389805
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1884
Construction
FRAME
Total area
1,918 SF
Lot
0.11 ac (4,892 SF)
Zoning code
BD
APN
MELR M:0D8 P:0000018
UPID
US38-1389805
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
by Request
CAP Approach
CAP
$485k
Comparable Approach
Comparable
$451k
Blend (final)
Blend
$500k
Owner & transaction history
Thomas E Minniear · 13 yrs held
Thomas E Minniear
since 2013
3 recorded transactions
Zoning & alternative use
BD · Melrose, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$540,000
+8.9%
Neighborhood: shopping center
$530,000
+7.2%
Retail stores
$515,000
+4.3%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$525,000
6.5%
$485,000
7%
$450,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$495,000
Current use
AUTO REPAIR, GARAGE
$540,000
Change: +9% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$530,000
Change: +7% · Conversion: Difficult
RETAIL STORES
$515,000
Change: +4% · Conversion: Easy
OFFICE BUILDING
$420,000
Change: -15% · Conversion: Easy
Blend value · Realmo final
$500k
Range $450k – $550k · ±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
$261 / 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
$717,400
Assessed 2024
Previous assessed
$717,400
+0.0% YoY
Assessed land
$391,000
Assessed improvement
$326,400
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1884
Construction
FRAME
Heating
STEAM
Cooling
YES
Buildings
1
Stories
2
Units
1
Rooms
6
Bathrooms
2
Total area
1,918 SF
Lot
0.11 ac (4,892 SF)
Zoning code
BD
APN
MELR M:0D8 P:0000018
UPID
US38-1389805
Jurisdiction
MELROSE
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
BD · Melrose, MA
Zoning BD · permitted uses
BD · 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
COMMERCIAL (GENERAL) Current
Est. value
$495,000
AUTO REPAIR, GARAGE
Est. value
$540,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$530,000
RETAIL STORES
Est. value
$515,000
OFFICE BUILDING
Est. value
$420,000
COMMERCIAL (GENERAL) Current
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
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
1884
Construction
FRAME
Heating
STEAM
Cooling
Yes
Stories
2
Buildings
1
Units
1
Rooms
6
Bathrooms
2
Lot
0.11 ac
Current owner
From public records · entity-resolved
Thomas E Minniear
Individual
Mailing address
9 E EMERSON ST #13, MELROSE, MA 02176-3520
Ownership since
2013
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 15, 2017
—
Thomas E Minniear
—
Deed
related
$100,000 · Leader Bank NA
Apr 12, 2013
$423,000
Thomas E Minniear
Todisco,ronald L
Grant Deed
—
Dec 2, 1987
$130,000
Ronald L Todisco
Poupart,dorothy R
Grant Deed
$80,000 · Gary Needham
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 9-13 Emerson St?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
