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Property profile & analytics
OFF-MARKET
Estimated value
$1,070,000
Retail space
9 Sylvan St Peabody, MA 01960-1606
Entity Owned
14-yr Hold
~
Est. High Equity
Property ID
US38-1886888
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1997
Construction
STEEL FRAME
Total area
5,160 SF
Lot
0.79 ac (34,269 SF)
Zoning code
BR
APN
PEAB M:0039 B:0029-B
UPID
US38-1886888
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
-
Hamel Eye Associates Peabody Physician
-
Pearle Vision Physician
-
Hamel Eye Associates Physician
-
Milan Laser Hair Removal Skin Care Clinic
-
Dr. Cindy Delee Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.31M
Comparable Approach
Comparable
$677k
Blend (final)
Blend
$1.07M
Owner & transaction history
Bdc Properties LLC · 14 yrs held
Bdc Properties LLC
since 2012
7 recorded transactions
Zoning & alternative use
BR · Peabody, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.8M
+55.2%
Apartment house (5+ units)
$1.7M
+43.8%
Auto repair, garage
$1.2M
+7.7%
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 Peabody submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Peabody 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%
$1,415,000
6.5%
$1,305,000
7%
$1,210,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,150,000
Current use
RESTAURANT
$1,780,000
Change: +55% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$1,650,000
Change: +44% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,235,000
Change: +8% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,115,000
Change: -3% · Conversion: Easy
OFFICE BUILDING
$955,000
Change: -17% · Conversion: Easy
Blend value · Realmo final
$1.07M
Range $963k – $1.18M · ±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
$207 / 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
$29,746
Tax year 2024
Assessed value
$1,579,700
Assessed 2024
Previous assessed
$1,579,700
+0.0% YoY
Effective rate
1.88%
On assessed value
Assessed land
$861,500
Assessed improvement
$718,200
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1997
Construction
STEEL FRAME
Heating
HEAT PUMP
Cooling
YES
Buildings
1
Stories
1
Units
2
Total area
5,160 SF
Lot
0.79 ac (34,269 SF)
Zoning code
BR
APN
PEAB M:0039 B:0029-B
UPID
US38-1886888
Jurisdiction
PEABODY
Metro division
ESSEX COUNTY, MA METROPOLITAN DIVISION
Zoning & alternative use
BR · Peabody, MA
Zoning BR · permitted uses
BR · Peabody, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Peabody. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.2M
RESTAURANT
Est. value
$1.8M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.7M
AUTO REPAIR, GARAGE
Est. value
$1.2M
COMMERCIAL (GENERAL)
Est. value
$1.1M
OFFICE BUILDING
Est. value
$955,000
RETAIL STORES Current
RESTAURANT
APARTMENT HOUSE (5+ UNITS)
AUTO REPAIR, GARAGE
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
1997
Construction
STEEL FRAME
Heating
HEAT PUMP
Cooling
Yes
Stories
1
Buildings
1
Units
2
Lot
0.79 ac
Current owner
From public records · entity-resolved
Bdc Properties LLC
Entity
Mailing address
PO BOX 3555, PEABODY, MA 01961-3555
Ownership since
2012
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 3, 2018
—
Bdc Properties LLC
—
Deed
related
$680,000 · Citizens Bank
May 15, 2012
$1,800,000
Bdc Properties LLC
9 Sylvan Street RT
Grant Deed
$1,360,000 · Peoples Bank
Jun 15, 2011
—
Sylvan Street RT
—
Deed Of Trust
related
$950,000 · Danvers Savings Bank
Apr 21, 2006
—
Nine Sylvan Street RT
—
Deed Of Trust
related
$1,000,000 · Danvers Savings Bank
Feb 10, 2006
—
Sylvan St. RT
—
Deed Of Trust
related
$3,600,000 · Danvers Savings Bank
Dec 20, 2002
—
Sylvan St. Peabody RT
—
Deed Of Trust
related
$3,127,500 · East Boston Savings Bank
Sep 30, 1999
—
Sylvan St. RT
—
Deed Of Trust
related
$2,825,000 · Danvers Savings Bank
Nov 19, 1998
$270,000
Sylvan Street RT
Kev Nt
Grant Deed
—
Nov 19, 1998
—
Sylvan St. RT
—
Deed Of Trust
related
$200,000 · K E Veliskakis T
Apr 29, 1997
$233,500
Sylvan Street RT
Katherine Veliskakis T
Grant Deed
$750,000 · Gloucester Capital Bank
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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