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Property profile & analytics
OFF-MARKET
Estimated value
$2,710,000
Turn key restaurants
18 Broadway, Salisbury, MA 01952-2705
Entity Owned
3-yr Hold
Free & Clear
Property ID
US38-0583145
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1920
Construction
CONCRETE
Total area
13,872 SF
Lot
0.28 ac (12,384 SF)
Zoning code
BC
APN
SALI M:32 P: 76
UPID
US38-0583145
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.99M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.43M
Blend (final)
Blend
$2.71M
Owner & transaction history
Colchester Properties LLC · 3 yrs held
Colchester Properties LLC
since 2022
Last sale
$2.6M
7 recorded transactions
Zoning & alternative use
BC · Salisbury, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Salisbury submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Salisbury 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
$2,915,000
ML approach
$2,985,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$4,435,000
Change: -7% · Conversion: Difficult
Blend value · Realmo final
$2.71M
Range $2.44M – $2.98M · ±10% · vs last sale $2.61M (Dec 2 2022)
Last sale anchor
$2.61M
Dec 2 2022
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
$195 / 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
$16,173
Tax year 2024
Assessed value
$1,547,700
Assessed 2024
Previous assessed
$1,547,700
+0.0% YoY
Effective rate
1.04%
On assessed value
Assessed land
$512,100
Assessed improvement
$1,035,600
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1920
Construction
CONCRETE
Heating
FORCED AIR
Buildings
1
Stories
2
Bathrooms
1
Total area
13,872 SF
Lot
0.28 ac (12,384 SF)
Zoning code
BC
APN
SALI M:32 P: 76
UPID
US38-0583145
Jurisdiction
SALISBURY
Metro division
ESSEX COUNTY, MA METROPOLITAN DIVISION
Zoning & alternative use
BC · Salisbury, MA
Zoning BC · permitted uses
BC · Salisbury, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Salisbury. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS)
Est. value
$4.4M
APARTMENT HOUSE (5+ UNITS)
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
1920
Construction
CONCRETE
Heating
FORCED AIR
Stories
2
Buildings
1
Bathrooms
1
Lot
0.28 ac
Current owner
From public records · entity-resolved
Colchester Properties LLC
Entity
Free & Clear · 3 yrs held
Mailing address
98 ELM ST, SALISBURY, MA 01952-1804
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 2, 2022
$2,605,000
Colchester Properties LLC
Nobege RT
Quit Claim Arm's Length For Ne States
—
Dec 2, 2022
$320,000
Colchester Properties LLC
Nobege RT
Quit Claim Arm's Length For Ne States
$1,500,000 · Eugene J Dean 3rd
Jan 30, 2019
—
Nobege Trust
—
Deed
related
$1,001,000 · Newburyport Five Cents Svgs Bk
Aug 9, 2010
—
Nobege RT
—
Deed Of Trust
related
$850,000 · Newburyport Five Cent
Dec 19, 2006
—
Nobege RT
—
Deed Of Trust
related
$500,000 · Newburyport Five Cent
Sep 22, 2004
—
Nobege RT
—
Deed Of Trust
related
$700,000 · Mary C Dean
Dec 16, 2003
—
Nobege RT
—
Deed Of Trust
related
$900,000 · First & Ocean National Bank
—
—
Nobege Trust
—
Deed Of Trust
related
$1,001,000 · Newburyport Five Cents Svgs Bk
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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