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Property profile & analytics
OFF-MARKET
Estimated value
$1,040,000
Office buildings
98-100 School St Andover, MA 01810
Entity Owned
21-yr Hold
Free & Clear
Property ID
US38-1311264
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1880
Construction
FRAME
Total area
3,606 SF
Lot
0.2 ac (8,886 SF)
Zoning code
IG
APN
ANDO M:00055 B:00001 L:0000A
UPID
US38-1311264
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
$1.11M
Blend (final)
Blend
$1.04M
Owner & transaction history
Carriage Hs Photograp INC · 21 yrs held
Carriage Hs Photograp INC
since 2004
7 recorded transactions
Zoning & alternative use
IG · Andover, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Andover submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs 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
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
OFFICE BUILDING
$915,000
Current use
AUTO REPAIR, GARAGE
$865,000
Change: -6% · Conversion: Difficult
RETAIL STORES
$800,000
Change: -12% · Conversion: Moderate
Blend value · Realmo final
$1.04M
Range $936k – $1.14M · ±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
$288 / 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
$32,586
Tax year 2024
Assessed value
$1,278,900
Assessed 2024
Previous assessed
$1,166,200
+9.7% YoY
Effective rate
2.55%
On assessed value
Assessed land
$232,800
Assessed improvement
$1,046,100
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1880
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
2
Bathrooms
2
Total area
3,606 SF
Lot
0.2 ac (8,886 SF)
Zoning code
IG
APN
ANDO M:00055 B:00001 L:0000A
UPID
US38-1311264
Jurisdiction
ANDOVER
Metro division
ESSEX COUNTY, MA METROPOLITAN DIVISION
Zoning & alternative use
IG · Andover, MA
Zoning IG · permitted uses
IG · Andover, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Andover. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$915,000
AUTO REPAIR, GARAGE
Est. value
$865,000
RETAIL STORES
Est. value
$800,000
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
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
1880
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
2
Bathrooms
2
Lot
0.2 ac
Current owner
From public records · entity-resolved
Carriage Hs Photograp INC
Entity
Free & Clear · 21 yrs held
Mailing address
100 SCHOOL ST, ANDOVER, MA 01810-3924
Ownership since
2004
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 21, 2004
$1
Carriage Hs Photograp INC
Lecoja INC
Grant Deed
related
—
Mar 1, 2000
$725,000
Lecoja INC
Corpac II RT
Grant Deed
—
Oct 13, 1995
—
RT Corpac II
—
Deed Of Trust
related
$168,000 · Bay Colony Dev Corp
Apr 7, 1995
$185,000
RT Corpac II
Als Auto Supply INC
Grant Deed
$200,000 · Bay Bank
Apr 7, 1995
—
RT Corpac II
—
Deed Of Trust
related
$160,000 · Baybank
Jan 31, 1992
—
Als Auto Supply INC
—
Deed Of Trust
related
$104,516 · Shawmut Bank Of Boston
Jul 31, 1989
—
Als Auto Supply INC
—
Deed Of Trust
related
$65,000 · Shawmut First Chelms
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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