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Property profile & analytics
OFF-MARKET
Estimated value
$2,065,000
Super regional malls
108 Newburyport Tpke 116, Rowley, MA 01969-2135
Individually Owned
4-yr Hold
~
Est. High Equity
Property ID
US38-0583170
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
1983
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
20,000 SF
Lot
2.61 ac (113,692 SF)
APN
ROWL M:0014 B:0027 L:0000
UPID
US38-0583170
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
-
Fit N Trim Dog Training Animal Training
-
Ipswich Animal Hospital Veterinary Clinic
-
Serigraphics Design (Bike/Boat/Book/etc) Store Printing Service
-
Coastal Promotions Department Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.21M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.07M
Owner & transaction history
Raffaele A Cappuccio · 4 yrs held
Raffaele A Cappuccio
since 2022
Last sale
$1.9M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.3M
+278.8%
Commercial (general)
$3.2M
+268.3%
Apartment house (5+ units)
$2.6M
+204.9%
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 Rowley submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Rowley 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
$2,170,000
ML approach
$2,210,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$3,270,000
Change: +279% · Conversion: Difficult
COMMERCIAL (GENERAL)
$3,180,000
Change: +268% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$2,635,000
Change: +205% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,585,000
Change: +199% · Conversion: Difficult
RETAIL STORES
$2,495,000
Change: +189% · Conversion: Easy
INDUSTRIAL (GENERAL)
$1,920,000
Change: +122% · Conversion: Difficult
Blend value · Realmo final
$2.07M
Range $1.86M – $2.27M · ±10% · vs last sale $1.94M (May 24 2022)
Last sale anchor
$1.94M
May 24 2022
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
$103 / 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
$24,667
Tax year 2024
Assessed value
$2,038,600
Assessed 2024
Previous assessed
$2,038,600
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$841,200
Assessed improvement
$1,197,400
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Status
Off-Market
Year built
1983
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HOT WATER
Buildings
1
Stories
2
Units
7
Total area
20,000 SF
Lot
2.61 ac (113,692 SF)
APN
ROWL M:0014 B:0027 L:0000
UPID
US38-0583170
Jurisdiction
ROWLEY
Metro division
ESSEX COUNTY, MA METROPOLITAN DIVISION
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$3.3M
COMMERCIAL (GENERAL)
Est. value
$3.2M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.6M
AUTO REPAIR, GARAGE
Est. value
$2.6M
RETAIL STORES
Est. value
$2.5M
INDUSTRIAL (GENERAL)
Est. value
$1.9M
RESTAURANT
COMMERCIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
AUTO REPAIR, GARAGE
RETAIL STORES
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
1983
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HOT WATER
Stories
2
Buildings
1
Units
7
Lot
2.61 ac
Current owner
From public records · entity-resolved
Raffaele A Cappuccio
Individual
Mailing address
42 JOEY RD, REVERE, MA 02151-2143
Ownership since
2022
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
May 24, 2022
$1,940,000
Raffaele A Cappuccio
Ulman Ft
Deed
$1,135,000 · Savings Bank Trust
Sep 9, 2020
—
Ulman Ft
—
Deed
related
$321,600 · Brookline Bank
Mar 29, 2013
$1
Ft Ulman
Ulman,richard
Grant Deed
related
—
Dec 8, 2006
—
Kathleen J Ulman
—
Deed Of Trust
related
$86,490 · First National Bank Ipswch
May 18, 2005
—
Kathleen J Ulman
—
Deed Of Trust
related
$50,000 · First National Bank Ipswch
Jan 8, 1999
—
Richard W Ulman
—
Deed Of Trust
related
$16,342 · First National Bank Ipswch
Aug 10, 1988
$300,000
Richard Ulman
Donovan,jean M
Trustees Deed
—
Jul 21, 1988
—
Richard Ulman
—
Deed Of Trust
related
$530,000 · First National Bank Ipswch
Nov 17, 1987
—
Richard W Ulman
—
Deed Of Trust
related
$75,000 · Bankboston Development Co LLC
Jan 16, 1987
—
Richard W Ulman
—
Deed Of Trust
related
$380,000 · First National Bank Ipswch
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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