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Property profile & analytics
OFF-MARKET
Estimated value
$1,020,000
Investment properties
153 High St, Ipswich, MA 01938-1239
Individually Owned
26-yr Hold
~
Est. High Equity
Property ID
US38-1272950
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
2005
Construction
FRAME
Total area
5,590 SF
Lot
3.64 ac (158,558 SF)
Zoning code
HB
APN
IPSW M:30A B:0025 L:0
UPID
US38-1272950
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
-
Arbor Inn Motel Hotel & Motel
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$669k
Blend (final)
Blend
$1.02M
Owner & transaction history
Town Hill RT · 26 yrs held
Town Hill RT
since 2000
4 recorded transactions
Zoning & alternative use
HB · Ipswich, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.4M
+29.0%
Auto repair, garage
$1.3M
+20.2%
Retail stores
$1.2M
+11.6%
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
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)
$1,115,000
Current use
OFFICE BUILDING
$1,435,000
Change: +29% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,340,000
Change: +20% · Conversion: Difficult
RETAIL STORES
$1,245,000
Change: +12% · Conversion: Easy
INDUSTRIAL (GENERAL)
$915,000
Change: -18% · Conversion: Moderate
Blend value · Realmo final
$1.02M
Range $918k – $1.12M · ±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
$182 / 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
$14,134
Tax year 2024
Assessed value
$1,242,000
Assessed 2024
Previous assessed
$1,242,000
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$755,900
Assessed improvement
$486,100
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
2005
Construction
FRAME
Heating
HOT WATER
Buildings
1
Stories
3
Units
10
Rooms
6
Bathrooms
12
Total area
5,590 SF
Lot
3.64 ac (158,558 SF)
Zoning code
HB
APN
IPSW M:30A B:0025 L:0
UPID
US38-1272950
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
COMMERCIAL (GENERAL) Current
Est. value
$1.1M
OFFICE BUILDING
Est. value
$1.4M
AUTO REPAIR, GARAGE
Est. value
$1.3M
RETAIL STORES
Est. value
$1.2M
INDUSTRIAL (GENERAL)
Est. value
$915,000
COMMERCIAL (GENERAL) Current
OFFICE BUILDING
AUTO REPAIR, GARAGE
RETAIL STORES
INDUSTRIAL (GENERAL)
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
2005
Construction
FRAME
Heating
HOT WATER
Stories
3
Buildings
1
Units
10
Rooms
6
Bathrooms
12
Lot
3.64 ac
Current owner
From public records · entity-resolved
Town Hill RT
Individual
Mailing address
153 HIGH ST, IPSWICH, MA 01938-1239
Ownership since
2000
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 20, 2021
—
Town Hl RT
—
Deed
related
$200,000 · Institution For Savings Newburyport
May 16, 2003
—
Townof Hill RT
—
Deed Of Trust
related
$173,233 · Ipswich Cp Bank
Mar 18, 2002
—
Town Hill RT
—
Deed Of Trust
related
$1,030,000 · Ipswich Cp Bank
Feb 9, 2000
$225,000
Town Hill RT
Wendell Hill Revt 1994
Grant Deed
$95,000 · First National Bank Ipswch
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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