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Property profile & analytics
OFF-MARKET
Estimated value
$4,450,000
Warehouses
11 Malcolm Hoyt Dr Newburyport, MA 01950-4017
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US38-1115647
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1986
Construction
STEEL FRAME
Total area
34,200 SF
Lot
4.7 ac (204,732 SF)
APN
NEWP M:0082A B:0001 L:0000
UPID
US38-1115647
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
$4.45M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.63M
Blend (final)
Blend
$4.45M
Owner & transaction history
Nsd New Real Estate LLC · 1 yrs held
Nsd New Real Estate LLC
since 2024
Last sale
$4.5M
7 recorded transactions
Zoning & alternative use
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 Newburyport submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Newburyport 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
$4,450,000
ML approach
$4,450,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$4,810,000
Current use
Blend value · Realmo final
$4.45M
Range $4.01M – $4.90M · ±10% · vs last sale $4.45M (Oct 16 2024)
Last sale anchor
$4.45M
Oct 16 2024
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
$130 / 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
$24,534
Tax year 2024
Assessed value
$2,460,800
Assessed 2024
Previous assessed
$2,460,800
+0.0% YoY
Effective rate
1.00%
On assessed value
Assessed land
$615,900
Assessed improvement
$1,844,900
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1986
Construction
STEEL FRAME
Heating
FORCED AIR
Buildings
1
Stories
1
Units
2
Bathrooms
2
Total area
34,200 SF
Lot
4.7 ac (204,732 SF)
APN
NEWP M:0082A B:0001 L:0000
UPID
US38-1115647
Jurisdiction
NEWBURYPORT
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
WAREHOUSE, STORAGE Current
Est. value
$4.8M
WAREHOUSE, STORAGE Current
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
1986
Construction
STEEL FRAME
Heating
FORCED AIR
Stories
1
Buildings
1
Units
2
Bathrooms
2
Lot
4.7 ac
Current owner
From public records · entity-resolved
Nsd New Real Estate LLC
Entity
Mailing address
159 E MAIN ST UNIT #3, GLOUCESTER, MA 01930-3844
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
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
Oct 16, 2024
$4,450,000
Nsd New Real Estate LLC
Haj RT
Quit Claim Arm's Length For Ne States
$2,762,500 · Merrimack Valley FCU
Mar 1, 2017
—
Haj RT
—
Deed
related
$790,000 · First Ipswich Bank
Aug 17, 2012
—
Haj RT
—
Deed Of Trust
related
$65,000 · First Ipswich Bank
Nov 17, 2009
—
Johnson,deborah Tr
—
Deed Of Trust
related
$1,130,000 · First National Bank Ipswch
Apr 20, 2006
—
Haj RT
—
Deed Of Trust
related
$400,000 · First National Bank Ipswch
Mar 17, 1999
—
Haj RT
—
Deed Of Trust
related
$1,050,000 · First National Bank Ipswch
May 27, 1993
—
Haj RT
—
Deed Of Trust
related
$625,000 · Gary Needham
Aug 26, 1988
—
Haj Realty Tr
—
Deed Of Trust
related
$765,000 · Gary Needham
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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