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Property profile & analytics
OFF-MARKET
Estimated value
$8,485,000
Super regional malls
146 High St Ipswich, MA 01938-1212
Entity Owned
1-yr Hold
Free & Clear
Property ID
US38-0582309
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
1968
Construction
STEEL FRAME
Total area
32,166 SF
Lot
6.3 ac (274,384 SF)
Zoning code
HB
APN
IPSW M:30A B:0003 L:0
UPID
US38-0582309
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
-
Pax Massage Alternative Medicine Practice Spa & Massage Center
-
Pomodori Restaurant
-
Conley's Drug Store Pharmacy
-
A & K Nails Nail Salon
-
Ipswich Beverage Corporation (Bike/Boat/Book/etc) Store Wine and Liquor Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.04M
CAP Approach
CAP
$9.15M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$8.49M
Owner & transaction history
146 High Real Estate LLC · 1 yrs held
146 High Real Estate LLC
since 2025
3 recorded transactions
Zoning & alternative use
HB · Ipswich, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$5.7M
+311.0%
Restaurant
$5.3M
+278.8%
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 Ipswich submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Ipswich 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
$8,280,000
ML approach
$8,035,000
CAP Approach
CAP Return
Estimation
6%
$9,910,000
6.5%
$9,145,000
7%
$8,495,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$5,710,000
Change: +311% · Conversion: Moderate
RESTAURANT
$5,265,000
Change: +279% · Conversion: Difficult
Blend value · Realmo final
$8.49M
Range $7.64M – $9.33M · ±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
$264 / 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
$52,042
Tax year 2024
Assessed value
$4,573,100
Assessed 2024
Previous assessed
$4,573,100
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$2,110,000
Assessed improvement
$2,463,100
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
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Status
Off-Market
Year built
1968
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
8
Bathrooms
9
Total area
32,166 SF
Lot
6.3 ac (274,384 SF)
Zoning code
HB
APN
IPSW M:30A B:0003 L:0
UPID
US38-0582309
Jurisdiction
IPSWICH
Metro division
ESSEX COUNTY, MA METROPOLITAN DIVISION
Zoning & alternative use
HB · Ipswich, MA
Zoning HB · permitted uses
HB · Ipswich, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Ipswich. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING
Est. value
$5.7M
RESTAURANT
Est. value
$5.3M
OFFICE BUILDING
RESTAURANT
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
1968
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
8
Bathrooms
9
Lot
6.3 ac
Current owner
From public records · entity-resolved
146 High Real Estate LLC
Entity
Free & Clear · 1 yrs held
Mailing address
7 RANTOUL ST STE 100B, BEVERLY, MA 01915-4886
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 17, 2025
—
146 High Real Estate LLC
Little Falls 2-6 LLC
Deed
—
Apr 29, 2022
$7,400,000
146 High Real Estate LLC
Ipswich Plaza LLC
Deed
$6,840,000 · Institution For Savings Newburyport
Dec 6, 2006
—
Ipswich Plaza LLC
—
Deed Of Trust
related
$2,325,000 · Salem Five Cents Savings Bank
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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