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Property profile & analytics
OFF-MARKET
Estimated value
$1,035,000
Investment properties
98-100 Riv St, Haverhill, MA 01832
Entity Owned
1-yr Hold
Property ID
US38-2424315
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1912
Construction
FRAME
Total area
6,804 SF
Lot
0.11 ac (4,826 SF)
Zoning code
TY
APN
HAVE M:0501 B:00227 L:7
UPID
US38-2424315
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
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.04M
Owner & transaction history
My2girls Realty LLC · 1 yrs held
My2girls Realty LLC
since 2025
Last sale
$1.4M
7 recorded transactions
Zoning & alternative use
TY · Haverhill, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.6M
+118.9%
Office building
$1.5M
+104.5%
Retail stores
$975,000
+31.1%
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 Haverhill submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Haverhill 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$745,000
Current use
AUTO REPAIR, GARAGE
$1,630,000
Change: +119% · Conversion: Difficult
OFFICE BUILDING
$1,520,000
Change: +104% · Conversion: Easy
RETAIL STORES
$975,000
Change: +31% · Conversion: Easy
WAREHOUSE, STORAGE
$955,000
Change: +28% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$945,000
Change: +27% · Conversion: Moderate
Blend value · Realmo final
$1.04M
Range $932k – $1.14M · ±10% · vs last sale $1.43M (Jan 15 2025)
Last sale anchor
$1.43M
Jan 15 2025
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
$152 / 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
$627,000
Assessed 2024
Previous assessed
$578,700
+8.3% YoY
Assessed land
$152,400
Assessed improvement
$474,600
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
1912
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
3
Units
7
Rooms
24
Bathrooms
7
Total area
6,804 SF
Lot
0.11 ac (4,826 SF)
Zoning code
TY
APN
HAVE M:0501 B:00227 L:7
UPID
US38-2424315
Jurisdiction
HAVERHILL
Metro division
ESSEX COUNTY, MA METROPOLITAN DIVISION
Zoning & alternative use
TY · Haverhill, MA
Zoning TY · permitted uses
TY · Haverhill, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Haverhill. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$745,000
AUTO REPAIR, GARAGE
Est. value
$1.6M
OFFICE BUILDING
Est. value
$1.5M
RETAIL STORES
Est. value
$975,000
WAREHOUSE, STORAGE
Est. value
$955,000
INDUSTRIAL (GENERAL)
Est. value
$945,000
COMMERCIAL (GENERAL) Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
RETAIL STORES
WAREHOUSE, STORAGE
INDUSTRIAL (GENERAL)
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
1912
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
3
Buildings
1
Units
7
Rooms
24
Bathrooms
7
Lot
0.11 ac
Current owner
From public records · entity-resolved
My2girls Realty LLC
Entity
Mailing address
700 REVERE BCH BLVD, REVERE, MA 02151-4711
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 15, 2025
$1,425,000
My2girls Realty LLC
Merrimack River Rlty LLC
Deed
$1,040,000 · Washington Savings Bank
Oct 28, 2016
$650,000
Merrimack River Realty
David G Buckley
Quit Claim Arm's Length For Ne States
$487,500 · East Boston Savings Bank
Feb 21, 2003
$385,000
David G Buckley
Davis,joseph A
Grant Deed
related
$345,000 · Haverhill Cp Bank
Dec 14, 1998
—
Joseph A Davis
—
Deed Of Trust
related
$185,000 · First Federal Savings Bank
Mar 9, 1993
—
David G Buckley
—
Deed Of Trust
related
$158,000 · Family Mutual Savings Bank
Sep 18, 1991
$68,000
David G Buckley
Family Mutual Sb
Grant Deed
$64,600 · Family Mutual Savings Bank
Aug 1, 1990
$110,000
David G Buckley
Consoli,benjamin A
Grant Deed
—
Aug 1, 1990
—
David G Buckley
—
Deed Of Trust
related
$140,000 · Haverhill Cp 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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