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    The Largest CRE Database in the US with Over 1 Million Listings
    Property profile & analytics

    16 Proctor St Salem, MA 01970-2186

    • Manufacturing properties
    • 69,166 SF
    • 1.60 lot acres
    OFF-MARKET
    Last Sale
    Aug 10, 2023
    $2,400,000
    Value Estimations
    $2,490,000
    Show details
    Cap Rate Potential
    Location Intelligence
    Property ID
    US38-1516905
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Melo & Sons Upholstery / Furniture Repair Shop / Upholstery Shop
    • Salem Arcanum Photography Studio / Photography Studio
    • NORTH SHORE GLASS SCHOOL / Art School
    • Trident Electronics Recycling / Recycling Center
    • Blaisdell Plumbing and Heating / Plumber / Heating Contractor

    Property Details for 16 Proctor St

    Year built
    1900
    Construction
    FRAME
    Lot size
    1.60 lot acres
    Property size
    69,166 SF
    Zone code
    R2
    Property type
    Manufacturing properties
    APN
    SALE M:15 L:0343
    APU
    SALEM15L0343

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      Statistic approach
      $2,350,000
      ML approach
      $2,540,000

    • Comparable approach

      Method
      Estimation
      AI Estimate
      $2,761,000
      Market price range: $2.76M - $8.86M

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Salem
    County
    Essex
    State
    Massachusetts
    Longitude
    -70.9106
    Latitude
    42.518
    CBSA code
    14460
    CBSA name
    BOSTON-CAMBRIDGE-QUINCY, MA-NH METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2024
    $34,630
    $702,500
    $759,300
    $1,461,800
    -
    $0.00
    $0.00
    $0.00

    Comparable in this City

    • Value Estimation
      $785,000
      11,708 SF

      36-40 Webb St

      MANUFACTURING (LIGHT) • 11,708 SF
      36-40 Webb St, Salem, MA 01970
      View Details
    • Value Estimation
      $1,615,000
      17,523 SF

      85 Leavitt St

      MANUFACTURING (LIGHT) • 17,523 SF
      85 Leavitt St, Salem, MA 01970-5546
      View Details
    • Value Estimation
      $5,205,000
      36,821 SF

      218-222 Highland Ave

      MANUFACTURING (LIGHT) • 36,821 SF
      218-222 Highland Ave, Salem, MA 01970
      View Details
    • Value Estimation
      $1,240,000
      10,287 SF

      33-37 Osborne St

      MANUFACTURING (LIGHT) • 10,287 SF
      33-37 Osborne St, Salem, MA 01970
      View Details
    • Value Estimation
      $11,105,000
      84,814 SF

      1 Technology Way

      MANUFACTURING (LIGHT) • 84,814 SF
      1 Technology Way, Salem, MA 01970-7002
      View Details
    • Value Estimation
      $1,520,000
      14,304 SF

      1 Florence St

      MANUFACTURING (LIGHT) • 14,304 SF
      1 Florence St, Salem, MA 01970-4977
      View Details

    Similar Nearby for Sale

    • Contact for pricing
      31,366 SF

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      31,366 SF industrial condo in Salem, Massachusetts for sale.
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      Downtown Salem Office Condo

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      16,000 SF

      Salem Office Space - Downtown Location

      Prime Salem office space, flexible lease terms.
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      High-Visibility Commercial Space in Salem

      Commercial space in Salem near downtown and commuter rail.
      97 Bridge St, Salem, MA 01970
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    • $925,000

      Sun-Filled Two-Family Home on Corner Lot

      Two-family home with conversion potential in prime Salem location.
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    Similar Nearby for Lease

    • Contact for pricing
      44,503 SF

      Salem Warehouse/Manufacturing Space Available

      Newly renovated warehouse, manufacturing, or production space for lease.
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      View Details
    • $20 SF/Yr
      86,000 SF

      Salem Industrial Flex Space

      86,000 SF Flex/R&D Space Available
      4 Technology Way, Salem, MA 01970
      View Details
    • $16 SF/Yr
      8,000 SF

      Flex Space at Enterprise Center

      Flex commercial space suitable for office, assembly, receiving, and distribution.
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      View Details
    • Contact for pricing
      22,000 SF

      Salem Warehouse with Dock Door

      22,000 SF warehouse space with 15' clear height.
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      View Details
    • Contact for pricing
      6,500 SF

      Salem Commercial Space For Lease

      6,500 SF commercial space suitable for office, R&D, storage.
      9-11 Franklin St, Salem, MA 01970
      View Details
    • $2,600 /Mo

      Multi-Purpose Space in North Salem

      Flex/industrial/office space in active redevelopment area, on-site parking.
      7 Franklin St, Salem, MA 01970
      View Details
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    16 Proctor St
    Salem, MA 01970-2186
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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