Individually Owned 
For Sale
1 / 3
$3,400,000
11 Charter St, Newburyport, MA 01950
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Property summary
AI-generated overview
A 15-unit apartment building with a total building area of 4,492 square feet, situated on a 0.1-acre lot in downtown Newburyport and zoned SPR1. The building contains studio units with modern interior finishes, and each unit is separately metered for utilities; only water and sewer are shared at the building level. The property is equipped with Yale smart locks and a surveillance system and is configured for short- or long-term rental use. It has an Inn Holder’s License that allows hospitality use, with potential flexibility for traditional multifamily occupancy. The building was delivered unoccupied and is within walking distance of shops, dining, the waterfront, and commuter rail.
Property profile
Verified
Property type
Residential income homes
Use group
BOARDING/ROOMING HOUSE
Year built
1869
Total area
4,184 SF
Lot
0.1 ac (4,492 SF)
APN
NEWP M:0006 B:0035 L:0000
UPID
US38-1502523
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Production Facility
-
Hotel & Motel Bed & Breakfast
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$665k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$834k
Blend (final)
Blend
$640k
Owner & transaction history
since 2023
Last sale
$655,000
7 recorded transactions
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
17% off on annual
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$640k
Value range
$576k – $704k
±10% around blend
Estimated value / SF
$153 / SF
Confidence
Property data
88
Market benchmarks
33
Comparable evidence
60
Income certainty
100
$576k
blend $640k
$704k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
4,184 SF
Lot area
0.1 ac
Year built
1869
Stories
3
APN
NEWP M:0006 B:0035 L:0000
Assessed value
$1,362,700
Annual tax
$13,586
3
Income approach: direct capitalization
Partial preview
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$13,586
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$834k
Range $142k – $988k
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$640k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 31 sales
$320
-52%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $153/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
NOI build-up · 9 steps
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Selected market yield
9.90%
Selected cap rate for this residential income homes
Derived from the Newburyport market rent, vacancy and expense benchmarks for this use type.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 9.90%
9.0%
NOI (est.)
$84k *
Last sale · Aug 2023
$655k
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$849k
Move the market yield to see immediate price impact.
Value / SF
$203
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
9.40%9.90%10.40%
$76k
$805k
$764k
$727k
$84k
$894k
$849k
$808k
$92k
$984k
$934k
$889k
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$13,586
Tax year 2024
Assessed value
$1,362,700
Assessed 2024
Previous assessed
$1,362,700
+0.0% YoY
Effective rate
1.00%
On assessed value
Assessed land
$489,300
Assessed improvement
$873,400
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Residential income homes
Use group
BOARDING/ROOMING HOUSE
Status
For Sale
Year built
1869
Heating
STEAM
Cooling
YES
Buildings
1
Stories
3
Units
15
Rooms
15
Bathrooms
15
Total area
4,184 SF
Lot
0.1 ac (4,492 SF)
APN
NEWP M:0006 B:0035 L:0000
UPID
US38-1502523
Jurisdiction
NEWBURYPORT
Metro division
ESSEX COUNTY, MA METROPOLITAN DIVISION
Zoning & alternative use
Zoning · permitted uses
No zoning code is on file for this parcel. Zoning coverage grows with every catalog release.
Building & site characteristics
From public records
Year built
1869
Heating
STEAM
Cooling
Yes
Stories
3
Buildings
1
Units
15
Rooms
15
Bathrooms
15
Lot
0.1 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
No zoning code is on file for this parcel. Zoning coverage grows with every catalog release — check back, or open Location Intelligence for use analysis of this corner.
Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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