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Property profile & analytics
OFF-MARKET
Estimated value
$1,620,000
Investment properties
122 Boston St, Salem, MA 01970-1447
Entity Owned
6-yr Hold
Property ID
US38-1377670
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1890
Construction
FRAME
Total area
4,480 SF
Lot
0.2 ac (8,695 SF)
Zoning code
B2
APN
SALE M:16 L:0154
UPID
US38-1377670
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
-
New England Barber Studio Barber Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.10M
Blend (final)
Blend
$1.62M
Owner & transaction history
122 Boston LLC · 6 yrs held
122 Boston LLC
since 2020
Last sale
$1
7 recorded transactions
Zoning & alternative use
B2 · Salem, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.3M
+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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,240,000
Current use
OFFICE BUILDING
$1,285,000
Change: +4% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,075,000
Change: -13% · Conversion: Difficult
RETAIL STORES
$995,000
Change: -20% · Conversion: Easy
Blend value · Realmo final
$1.62M
Range $1.46M – $1.78M · ±10% · vs last sale $1 (Apr 30 2020)
Last sale anchor
$1
Apr 30 2020
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
$362 / 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
Assessed value
$1,326,500
Assessed 2024
Previous assessed
$1,326,500
+0.0% YoY
Assessed land
$167,100
Assessed improvement
$1,159,400
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
1890
Construction
FRAME
Heating
STEAM
Buildings
2
Stories
2
Units
5
Rooms
12
Bathrooms
4
Total area
4,480 SF
Lot
0.2 ac (8,695 SF)
Zoning code
B2
APN
SALE M:16 L:0154
UPID
US38-1377670
Jurisdiction
SALEM
Metro division
ESSEX COUNTY, MA METROPOLITAN DIVISION
Zoning & alternative use
B2 · Salem, MA
Zoning B2 · permitted uses
B2 · 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
$1.2M
OFFICE BUILDING
Est. value
$1.3M
AUTO REPAIR, GARAGE
Est. value
$1.1M
RETAIL STORES
Est. value
$995,000
COMMERCIAL (GENERAL) Current
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
1890
Construction
FRAME
Heating
STEAM
Stories
2
Buildings
2
Units
5
Rooms
12
Bathrooms
4
Lot
0.2 ac
Current owner
From public records · entity-resolved
122 Boston LLC
Entity
Mailing address
39 DODGE ST #312, BEVERLY, MA 01915-1735
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 30, 2020
$1,175,000
122 Boston LLC
122 Boston Street LLC
Quit Claim Deed
—
Mar 30, 2017
—
122 Boston Street Real
Peter Kelly
Quit Claim Deed
related
$510,000 · Eastern Bank
Jan 4, 2017
$680,000
Peter Kelly
Ct Financial Trust
Quit Claim Deed
related
—
Dec 4, 2015
—
Ct Financial Trust
122 Boston Street Trust
Quit Claim Deed
related
—
Dec 4, 2015
$70,649
122 Boston Street Trust
Kadis,marc J
Quit Claim Deed
—
Oct 29, 2015
$33,795
Mare J Kadis
24 Trauma LLC
Quit Claim Deed
related
—
May 22, 2013
—
Boston Street T 122
Ct Financial T
Quit Claim Deed
related
—
Jan 6, 2009
$1
Financial T Conn
Urcin LLC
Grant Deed
—
Apr 1, 2003
—
Urcin LLC
—
Deed Of Trust
related
$115,000 · Greenpoint Mortgage Funding
Dec 3, 2002
$120,000
Urcin LLC
Lumbard,mary Ann
Grant Deed
—
Jun 5, 1992
$37,500
Cpj RT
Gateway Two RT
Grant Deed
—
Oct 21, 1988
—
Two R T Gateway
—
Deed Of Trust
related
$225,000 · Bank Of Ne Essex
—
—
Ct Financial Trust
—
Deed Of Trust
related
$200,000 · Lien Phan
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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