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Property profile & analytics
OFF-MARKET
Investment properties
261 Topsfield Rd Ipswich, MA 01938-1125
Individually Owned
7-yr Hold
Property ID
US38-0542950
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Lot
2.23 ac (97,139 SF)
Zoning code
RRA
APN
IPSW M:051 B:005A L:0
UPID
US38-0542950
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
-
Animal Care Veterinary Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Jared R Brandwein · 7 yrs held
Jared R Brandwein
since 2019
6 recorded transactions
Zoning & alternative use
RRA · Ipswich, 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 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$16,998
Tax year 2024
Assessed value
$1,493,700
Assessed 2024
Previous assessed
$1,493,700
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$375,700
Assessed improvement
$1,118,000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
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
Heating
WOOD FURNACE
Cooling
YES
Buildings
2
Units
3
Lot
2.23 ac (97,139 SF)
Zoning code
RRA
APN
IPSW M:051 B:005A L:0
UPID
US38-0542950
Jurisdiction
IPSWICH
Metro division
ESSEX COUNTY, MA METROPOLITAN DIVISION
Zoning & alternative use
RRA · Ipswich, MA
Zoning RRA · permitted uses
RRA · 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.
Building & site characteristics
From public records
Heating
WOOD FURNACE
Cooling
Yes
Buildings
2
Units
3
Lot
2.23 ac
Current owner
From public records · entity-resolved
Jared R Brandwein
Individual
Mailing address
261 TOPSFIELD RD, IPSWICH, MA 01938-1125
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 15, 2019
$1,200,000
Jared R Brandwein
Cotton C Carlson 2017 T
Quit Claim Arm's Length For Ne States
$1,049,900 · Cotton C Carlson
Jun 29, 2017
—
Kenneth A Carlson
Carlson,kenneth A
Quit Claim Deed
related
—
Dec 11, 2002
—
Kenneth A Carlson
—
Deed Of Trust
related
$115,000 · Ipswich Cp Bank
Jul 1, 1994
—
Kenneth A Carlson
—
Deed Of Trust
related
$100,000 · Fleet National Bank
Mar 30, 1992
—
Kenneth A Carlson
—
Deed Of Trust
related
$130,000 · Ipswich Cp Bank
Mar 28, 1990
—
Kenneth A Carlson
—
Deed Of Trust
related
$100,000 · Ipswich 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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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