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Property profile & analytics
OFF-MARKET
Estimated value
$890,000
Retail space
196 High St, Ipswich, MA 01938-1248
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US38-1335870
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1973
Construction
FRAME
Total area
3,707 SF
Lot
1.5 ac (65,340 SF)
Zoning code
HB
APN
IPSW M:30A B:0013 L:0
UPID
US38-1335870
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
-
HarborLight Catering Take-out & Catering Catering Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$935k
Comparable Approach
Comparable
$877k
Blend (final)
Blend
$890k
Owner & transaction history
196 High St Ipswich LLC · 2 yrs held
196 High St Ipswich LLC
since 2024
Last sale
$875,000
7 recorded transactions
Zoning & alternative use
HB · Ipswich, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$955,000
+15.6%
Auto repair, garage
$890,000
+7.7%
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%
$1,015,000
6.5%
$935,000
7%
$870,000
Alternative Use
Use
Estimation
RETAIL STORES
$825,000
Current use
OFFICE BUILDING
$955,000
Change: +16% · Conversion: Easy
AUTO REPAIR, GARAGE
$890,000
Change: +8% · Conversion: Difficult
COMMERCIAL (GENERAL)
$740,000
Change: -10% · Conversion: Easy
Blend value · Realmo final
$890k
Range $801k – $979k · ±10% · vs last sale $875k (Apr 1 2024)
Last sale anchor
$875k
Apr 1 2024
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
$240 / 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
$7,988
Tax year 2024
Assessed value
$701,900
Assessed 2024
Previous assessed
$701,900
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$358,900
Assessed improvement
$343,000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1973
Construction
FRAME
Heating
HOT WATER
Buildings
1
Stories
2
Units
1
Bathrooms
3
Total area
3,707 SF
Lot
1.5 ac (65,340 SF)
Zoning code
HB
APN
IPSW M:30A B:0013 L:0
UPID
US38-1335870
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
RETAIL STORES Current
Est. value
$825,000
OFFICE BUILDING
Est. value
$955,000
AUTO REPAIR, GARAGE
Est. value
$890,000
COMMERCIAL (GENERAL)
Est. value
$740,000
RETAIL STORES Current
OFFICE BUILDING
AUTO REPAIR, GARAGE
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
1973
Construction
FRAME
Heating
HOT WATER
Stories
2
Buildings
1
Units
1
Bathrooms
3
Lot
1.5 ac
Current owner
From public records · entity-resolved
196 High St Ipswich LLC
Entity
Mailing address
224 PARKER ST, LOWELL, MA 01851-4025
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 7, 2025
—
196 High St Ipswich LLC
—
Deed
related
$389,000 · New England Certified Development Corp
Jul 1, 2024
$875,000
196 High St Ipswich LLC
Kps 196 High St Hldg LLC
Quit Claim Arm's Length For Ne States
$471,710 · Bankgloucester (gloucester Coop Ban
Oct 26, 2018
—
196 High St LLC
Tj Clambake Realty LLC
Quit Claim Deed
related
—
Oct 26, 2018
$700,000
Kps 196 High St. Hldgs
196 High St LLC
Quit Claim Deed
$1,000,000 · Bankgloucester
Jul 10, 2018
—
Tj Clambake Realty LLC
Tmac Realty LLC
Quit Claim Deed
related
$568,000 · Bankgloucester
Mar 7, 2014
—
Tj Clambake Realty LLC
Tmac Realty LLC
Quit Claim Deed
related
$420,000 · Nbt Bk
Dec 30, 2013
$525,000
Tmac Realty LLC
196 High Street Est T
Quit Claim Deed
$175,000 · Thomas G Pepin
Dec 30, 2011
—
High Street Ret 196
—
Deed Of Trust
related
$350,000 · Inst Savings Newburyport
Jan 22, 2004
$409,000
Pepin,thomas G Tr
Ymca Of North Shore INC
Grant Deed
$272,000 · Danvers Savings Bank
Jan 22, 2004
—
196 High St. RT
—
Deed Of Trust
related
$68,000 · Danvers Savings Bank
Aug 2, 2000
$170,000
North Shore Ymac
Comeau,peter D
Grant Deed
$170,000 · Zenon Grzybowski
Jan 19, 1993
—
Clark Johnson
—
Deed Of Trust
related
$90,000 · First Colonial Bank Saving
Aug 19, 1988
—
Clark Alan Johnson
—
Deed Of Trust
related
$89,500 · Comfed 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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