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Property profile & analytics
OFF-MARKET
Estimated value
$4,635,000
Investment properties
90 Sutton St, North Andover, MA 01845-1655
Individually Owned
5-yr Hold
Property ID
US38-2420055
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1968
Total area
23,820 SF
Lot
0.53 ac (22,891 SF)
Zoning code
R4
APN
NAND M:00012 B:00008 L:00000
UPID
US38-2420055
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
-
Bay State Movers Moving Company
-
Blissful Homecare Home Health Care Service
-
Alternatives Business Management Consultant
-
Trident Lock & Key Grocery & Convenience Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.31M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.64M
Blend (final)
Blend
$4.64M
Owner & transaction history
Bristol Estates RT · 5 yrs held
Bristol Estates RT
since 2021
Last sale
$5.0M
7 recorded transactions
Zoning & alternative use
R4 · North Andover, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$7.6M
+18.6%
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 North Andover submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs North Andover 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
$4,335,000
ML approach
$4,310,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$6,420,000
Current use
APARTMENT HOUSE (5+ UNITS)
$7,615,000
Change: +19% · Conversion: Moderate
AUTO REPAIR, GARAGE
$5,705,000
Change: -11% · Conversion: Difficult
OFFICE BUILDING
$5,330,000
Change: -17% · Conversion: Easy
RETAIL STORES
$5,300,000
Change: -18% · Conversion: Easy
Blend value · Realmo final
$4.64M
Range $4.17M – $5.10M · ±10% · vs last sale $4.95M (Apr 30 2021)
Last sale anchor
$4.95M
Apr 30 2021
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
$195 / 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
$3,099,800
Assessed 2024
Previous assessed
$3,099,800
+0.0% YoY
Assessed land
$825,000
Assessed improvement
$2,274,800
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1968
Heating
HOT WATER
Buildings
1
Stories
3
Units
30
Rooms
90
Bathrooms
30
Total area
23,820 SF
Lot
0.53 ac (22,891 SF)
Zoning code
R4
APN
NAND M:00012 B:00008 L:00000
UPID
US38-2420055
Jurisdiction
NORTH ANDOVER
Metro division
ESSEX COUNTY, MA METROPOLITAN DIVISION
Zoning & alternative use
R4 · North Andover, MA
Zoning R4 · permitted uses
R4 · North Andover, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
North Andover. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$6.4M
APARTMENT HOUSE (5+ UNITS)
Est. value
$7.6M
AUTO REPAIR, GARAGE
Est. value
$5.7M
OFFICE BUILDING
Est. value
$5.3M
RETAIL STORES
Est. value
$5.3M
COMMERCIAL (GENERAL) Current
APARTMENT HOUSE (5+ UNITS)
AUTO REPAIR, GARAGE
OFFICE BUILDING
RETAIL STORES
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
1968
Heating
HOT WATER
Stories
3
Buildings
1
Units
30
Rooms
90
Bathrooms
30
Lot
0.53 ac
Current owner
From public records · entity-resolved
Bristol Estates RT
Individual
Mailing address
PO BOX 3745, NATICK, MA 01760-0030
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 23, 2021
—
Bristol Ests RT
—
Deed
related
$350,000 · Village Bank
Apr 30, 2021
$4,950,000
Bristol Estates RT
90 Sutton Street LLC
Quit Claim Arm's Length For Ne States
$3,250,000 · Village Bank
May 23, 2008
$2,450,000
90 Sutton Street LLC
Stn LLC
Grant Deed
$1,896,000 · Washington Mutual Bank
May 23, 2008
—
90 Sutton Street LLC
—
Deed Of Trust
related
$1,896,000 · Washington Mutual Bank
Sep 28, 2007
$2,490,000
Stn LLC
Bestway RT
Grant Deed
$640,000 · Bestway RT
Sep 28, 2007
$1
Stn LLC
Bestway RT
Grant Deed
—
Sep 28, 2007
—
Stn LLC
—
Deed Of Trust
related
$640,000 · Bestway RT
Dec 21, 1992
$600,000
Anthony J Zimbone
Federal Dep Insur Corp
Grant Deed
—
—
—
90 Sutton Street LLC
—
Deed Of Trust
related
$2,200,000 · Greystone Svcg
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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