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Property profile & analytics
OFF-MARKET
Estimated value
$1,600,000
Investment properties
116 Highland Ave, Salem, MA 01970-2785
Entity Owned
7-yr Hold
Property ID
US38-1163710
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1966
Construction
FRAME
Total area
5,783 SF
Lot
0.37 ac (16,213 SF)
Zoning code
R1
APN
SALE M:14 L:0105
UPID
US38-1163710
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
-
Spyrou Leo DDS Dental Office
-
Jack Mena Recruit Inc. Employment Agency
-
Kendall L. Mault, OD Physician
-
Desiree Taylor, Nina-Soto Realty, LLC Real Estate Agency
-
Lynnfield Medical Associates Medical Examiner
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.80M
Comparable Approach
Comparable
$1.94M
Blend (final)
Blend
$1.60M
Owner & transaction history
Yancaro Flipping Co LLC · 7 yrs held
Yancaro Flipping Co LLC
since 2019
5 recorded transactions
Zoning & alternative use
R1 · Salem, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.0M
+24.8%
Apartment house (5+ units)
$1.9M
+15.6%
Office building
$1.7M
+3.7%
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 Salem submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Salem 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%
$1,950,000
6.5%
$1,800,000
7%
$1,675,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,600,000
Current use
RESTAURANT
$1,995,000
Change: +25% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$1,850,000
Change: +16% · Conversion: Moderate
OFFICE BUILDING
$1,660,000
Change: +4% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,385,000
Change: -13% · Conversion: Difficult
RETAIL STORES
$1,285,000
Change: -20% · Conversion: Easy
Blend value · Realmo final
$1.60M
Range $1.44M – $1.76M · ±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
$277 / 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 2022Property tax & assessments
Tax year 2022
Tax billed
$13,196
Tax year 2022
Assessed value
$1,223,700
Assessed 2024
Previous assessed
$1,223,700
+0.0% YoY
Effective rate
1.08%
On assessed value
Assessed land
$195,900
Assessed improvement
$1,027,800
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
1966
Construction
FRAME
Heating
HOT WATER
Cooling
YES
Buildings
1
Stories
2
Units
3
Bathrooms
7
Total area
5,783 SF
Lot
0.37 ac (16,213 SF)
Zoning code
R1
APN
SALE M:14 L:0105
UPID
US38-1163710
Jurisdiction
SALEM
Metro division
ESSEX COUNTY, MA METROPOLITAN DIVISION
Zoning & alternative use
R1 · Salem, MA
Zoning R1 · permitted uses
R1 · Salem, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Salem. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.6M
RESTAURANT
Est. value
$2.0M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.9M
OFFICE BUILDING
Est. value
$1.7M
AUTO REPAIR, GARAGE
Est. value
$1.4M
RETAIL STORES
Est. value
$1.3M
COMMERCIAL (GENERAL) Current
RESTAURANT
APARTMENT HOUSE (5+ UNITS)
OFFICE BUILDING
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
1966
Construction
FRAME
Heating
HOT WATER
Cooling
Yes
Stories
2
Buildings
1
Units
3
Bathrooms
7
Lot
0.37 ac
Current owner
From public records · entity-resolved
Yancaro Flipping Co LLC
Entity
Mailing address
116 HIGHLAND AVE, SALEM, MA 01970-2785
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 28, 2019
$503,000
Yancaro Flipping Co LLC
Dhm
Quit Claim Deed
—
Jun 28, 2012
—
Dhm RT
—
Deed Of Trust
related
$400,000 · Gary Needham
May 28, 1996
$162,500
Dhm RT
Nau Mkeag Realty Man T
Grant Deed
$212,500 · Gary Needham
May 28, 1996
$100,000
Dhm RT
116 Highland Avenue RT
Grant Deed
—
Sep 14, 1995
—
116 Highland Ave RT
—
Deed Of Trust
related
$74,758 · Bankboston Development Co LLC
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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