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    90 Pleasant Valley St Methuen, MA 01844

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    90 Pleasant Valley St Methuen, MA 01844

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    • Commercial real estate
    • 347,539 SF
    • 45.99 lot acres
    For Lease
    View Listing →
    Regional Shopping Center Retail Space For Lease
    Contact for pricing
    3,566 SF

    Regional Shopping Center Retail Space

    Retail spaces available in a high-traffic shopping center.

    90 Pleasant Valley St, Methuen, MA
    View Listing
    Property ID
    US38-0215464
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.
    Value Estimations
    $61,545,000
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Margaritas Mexican Restaurant / Restaurant
    • Olive Garden Italian Restaurant / Take-out & Catering / Catering Service
    • Supercuts / Hair Salon / Nail Salon
    • Buddy V's Cake Slice / Restaurant / Take-out & Catering
    • AMC Methuen 20 / Cinema / Theater & Performing Art Venue

    Property Details for 90 Pleasant Valley St

    Year built
    2000
    Construction
    STEEL FRAME
    Lot size
    45.99 lot acres
    Property size
    347,539 SF
    Zone code
    BH
    Property type
    Commercial real estate
    APN
    METH M:00910 B:00079 L:00001
    APU
    METHM00910B00079L00001

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      Statistic approach
      Off market

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $83,391,000
      Market price range: $42.2M - $83.4M
      AI Estimate
      $55,793,000
      Market price range: $17.4M - $61.5M

    • Alternative Use

      Use
      Estimation
      COMMERCIAL (GENERAL)
      $63,740,000
      Current use
      AUTO REPAIR, GARAGE
      $83,250,000
      Change: +31% Conversion: Difficult
      RETAIL STORES
      $77,295,000
      Change: +21% Conversion: Easy
      OFFICE BUILDING
      $58,865,000
      Change: -8% Conversion: Easy
      INDUSTRIAL (GENERAL)
      $56,905,000
      Change: -11% Conversion: Moderate

    Get a detailed, property-specific estimation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Methuen
    County
    Essex
    State
    Massachusetts
    Longitude
    -71.1579
    Latitude
    42.7437
    CBSA code
    14460
    CBSA name
    BOSTON-CAMBRIDGE-QUINCY, MA-NH METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2020
    $1,765,690
    $31,049,000
    $38,813,600
    $69,862,600
    -
    $0.00
    $0.00
    $0.00

    Comparable in this City

    • Value Estimation
      $2,685,000
      11,056 SF

      Hampshire Rd

      COMMERCIAL (GENERAL) • 11,056 SF
      Hampshire Rd, Methuen, MA 01844
      View Details
    • Value Estimation by Request
      1,419 SF

      60 Ee St Ste, Unit 2500

      COMMERCIAL CONDOMINUIM • 1,419 SF
      60 Ee St Ste, Methuen, MA 01844-4519
      View Details
    • Value Estimation
      $2,020,000
      3,480 SF

      18 Ayers Vlg Rd

      COMMERCIAL (GENERAL) • 3,480 SF
      18 Ayers Vlg Rd, Methuen, MA 01844-1272
      View Details
    • Value Estimation
      $750,000
      3,564 SF

      62 Osgood St

      SHOW ROOM, WAREHOUSE • 3,564 SF
      62 Osgood St, Methuen, MA 01844-3039
      View Details
    • Value Estimation by Request
      1,182 SF

      60 Ee St Ste, Unit 1200

      COMMERCIAL CONDOMINUIM • 1,182 SF
      60 Ee St Ste, Methuen, MA 01844-4547
      View Details
    • Value Estimation by Request
      1,547 SF

      60 Ee St Ste, Unit 1500

      COMMERCIAL CONDOMINUIM • 1,547 SF
      60 Ee St Ste, Methuen, MA 01844-4549
      View Details

    Similar Nearby for Sale

    • Contact for pricing

      Historic District Mixed-Use Land

      Half-acre lot in Methuen's CBD, near I-93.
      281 Broadway, Methuen, MA 01844
      View Details
    • Contact for pricing

      High-Traffic Mixed-Use Building

      Mixed-use building in high-traffic location with rental apartment.
      149 Merrimack St, Methuen, MA 01844
      View Details
    • Contact for pricing

      15 Acres Limited Industrial Land

      15 acres of industrial land near shopping and highways.
      Old Ferry Rd, Methuen, MA 01844
      View Details
    • $2,720,000

      Methuen Multifamily Investment Opportunity

      12-unit apartment building near I-93 with value-add potential.
      80 Lowell St, Methuen, MA 01844
      View Details
    • $285,000

      Professional Office/Medical Condo Shell

      Shell condition condo for medical, office, or service-based users.
      386 Merrimack St, Methuen, MA 01844
      View Details
    • $285,000
      2,526 SF

      Professional Office/Medical Condo Shell

      Shell condition condo ideal for customization and various professional uses.
      386 Merrimack St, Methuen, MA 01844
      View Details

    Similar Nearby for Lease

    • Contact for pricing

      Redevelopment Opportunity in Methuen, MA

      5,645 SF suite suitable for medical or business offices.
      380R Merrimack St, Methuen, MA 01844
      View Details
    • Contact for pricing
      3,300 SF

      Versatile Warehouse Space Available

      3,300 SF warehouse space for lease near major highways.
      1111 Riverside Dr, Methuen, MA 01844
      View Details
    • $2,300 /Mo
      1,000 SF

      Methuen Office Space for Lease

      1,000 sq ft office space in high-traffic Methuen location.
      460 Broadway, Methuen, MA 01844
      View Details
    • Contact for pricing

      High-Visibility Commercial Unit For Rent

      1,300 sq ft commercial unit on a bustling main corridor.
      127 Lowell St, Methuen, MA 01844
      View Details
    • Contact for pricing

      Furnished Office Space in Methuen

      Furnished office space in Methuen with highway access.
      126-A Pleasant Valley St, Methuen, MA 01844
      View Details
    • $2,950 /Mo
      1,400 SF

      Methuen Commercial Suite For Lease

      Well-located 1,400 SF commercial suite ideal for various uses.
      105 Haverhill St, Methuen, MA 01844
      View Details
    View Listing
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    Methuen, MA 01844
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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    90 Pleasant Valley St, Methuen, MA, 01844

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