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Property profile & analytics
OFF-MARKET
Estimated value
$870,000
Office buildings
189 Loring Ave, Salem, MA 01970-4350
Entity Owned
9-yr Hold
~
Est. High Equity
Property ID
US38-1099100
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1920
Construction
CONCRETE
Total area
2,044 SF
Lot
0.11 ac (4,674 SF)
Zoning code
R1
APN
SALE M:31 L:0130
UPID
US38-1099100
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
-
Pivotal Builders Inc Construction Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$935k
Comparable Approach
Comparable
$810k
Blend (final)
Blend
$870k
Owner & transaction history
Jla Loring Avenue LLC · 9 yrs held
Jla Loring Avenue LLC
since 2016
4 recorded transactions
Zoning & alternative use
R1 · Salem, 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 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%
$1,015,000
6.5%
$935,000
7%
$870,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$585,000
Current use
COMMERCIAL (GENERAL)
$565,000
Change: -4% · Conversion: Easy
Blend value · Realmo final
$870k
Range $783k – $957k · ±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
$426 / 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
$10,796
Tax year 2024
Assessed value
$455,700
Assessed 2024
Previous assessed
$455,700
+0.0% YoY
Effective rate
2.37%
On assessed value
Assessed land
$277,800
Assessed improvement
$177,900
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1920
Construction
CONCRETE
Heating
HOT WATER
Cooling
YES
Buildings
1
Stories
1
Units
1
Rooms
6
Bathrooms
1
Total area
2,044 SF
Lot
0.11 ac (4,674 SF)
Zoning code
R1
APN
SALE M:31 L:0130
UPID
US38-1099100
Jurisdiction
SALEM
Metro division
ESSEX COUNTY, MA METROPOLITAN DIVISION
Zoning & alternative use
R1 · Salem, MA
Zoning R1 · permitted uses
R1 · 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
OFFICE BUILDING Current
Est. value
$585,000
COMMERCIAL (GENERAL)
Est. value
$565,000
OFFICE BUILDING Current
COMMERCIAL (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
1920
Construction
CONCRETE
Heating
HOT WATER
Cooling
Yes
Stories
1
Buildings
1
Units
1
Rooms
6
Bathrooms
1
Lot
0.11 ac
Current owner
From public records · entity-resolved
Jla Loring Avenue LLC
Entity
Mailing address
189 LORING AVE, SALEM, MA 01970-4350
Ownership since
2016
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 30, 2016
$270,000
Jla Loring Avenue LLC
Sterdu RT
Quit Claim Arm's Length For Ne States
$216,000 · Eastern Bank
Sep 29, 2005
—
Sterdu RT
—
Deed Of Trust
related
$75,000 · North Shore Bank
Feb 24, 1999
$157,000
Sterdu RT
Levy,leonard
Grant Deed
$125,000 · Zenon Grzybowski
Jan 17, 1995
$180,000
Stephen E Chiulli
Levy,leonard
Grant Deed
$180,000 · Zenon Grzybowski
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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