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    Property profile & analytics

    28 Goodhue St Salem, MA 01970-2278

    • Investment properties
    • 65,523 SF
    • 2.03 lot acres
    OFF-MARKET
    Value Estimations
    $15,790,000
    Show details
    Cap Rate Potential
    Location Intelligence
    Property ID
    US38-1510968
    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

    • The North Shore Laser Center / Skin Care Clinic
    • The Phoenix School / High School
    • North River Luxury Apartments / Apartment Building
    • The Collagen Connection / (Bike/Boat/Book/etc) Store / Cosmetic Store
    • DW Massage Wellness / Alternative Medicine Practice / Spa & Massage Center

    Property Details for 28 Goodhue St

    Year built
    2013
    Construction
    FRAME
    Lot size
    2.03 lot acres
    Property size
    65,523 SF
    Zone code
    I
    Property type
    Investment properties
    Property subtype
    Live-work space
    APN
    SALE M:16 L:0372
    APU
    SALEM16L0372

    Value Estimations

    based on Realmo’s proprietary methodology

    • CAP approach

      CAP Return
      Estimation
      6%
      $22,115,000
      6.5%
      $20,415,000
      7%
      $18,955,000

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $17,436,000
      Market price range: $9.55M - $34.3M
      AI Estimate
      $9,517,000
      Market price range: $3.26M - $17.1M

    • Alternative Use

      Use
      Estimation
      COMMERCIAL (GENERAL)
      $18,125,000
      Current use
      RESTAURANT
      $22,615,000
      Change: +25% Conversion: Difficult
      APARTMENT HOUSE (5+ UNITS)
      $20,950,000
      Change: +16% Conversion: Moderate
      OFFICE BUILDING
      $18,795,000
      Change: +4% Conversion: Easy
      AUTO REPAIR, GARAGE
      $15,695,000
      Change: -13% Conversion: Difficult
      RETAIL STORES
      $14,570,000
      Change: -20% Conversion: Easy

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

    Location Insight

    • Map
    • Local Demand
    City
    Salem
    County
    Essex
    State
    Massachusetts
    Longitude
    -70.9097
    Latitude
    42.5208
    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
    $0.00
    $3,285,000
    $7,741,300
    $11,026,300
    -
    $0.00
    $0.00
    $0.00

    Comparable in this City

    • Value Estimation
      $2,830,000
      17,840 SF

      131-135 Boston St

      OFFICE/RESIDENTIAL (MIXED USE) • 17,840 SF
      131-135 Boston St, Salem, MA 01970
      View Details
    • Value Estimation
      $1,525,000
      8,540 SF

      302 Essex St

      OFFICE/RESIDENTIAL (MIXED USE) • 8,540 SF
      302 Essex St, Salem, MA 01970-3433
      View Details
    • Value Estimation
      $1,490,000
      8,427 SF

      137 Essex St

      OFFICE/RESIDENTIAL (MIXED USE) • 8,427 SF
      137 Essex St, Salem, MA 01970
      View Details
    • Value Estimation
      $1,590,000
      9,932 SF

      3 Greenledge St

      OFFICE/RESIDENTIAL (MIXED USE) • 9,932 SF
      3 Greenledge St, Salem, MA 01970-1827
      View Details
    • Value Estimation
      $790,000
      3,600 SF

      12 Heritage Dr

      OFFICE/RESIDENTIAL (MIXED USE) • 3,600 SF
      12 Heritage Dr, Salem, MA 01970-2058
      View Details
    • Value Estimation
      $10,870,000
      49,300 SF

      84 Highland Ave

      OFFICE/RESIDENTIAL (MIXED USE) • 49,300 SF
      84 Highland Ave, Salem, MA 01970-2727
      View Details

    Similar Nearby for Sale

    • Contact for pricing
      14,176 SF

      Salem Office Building For Sale

      Prominent 14,176 RSF Class B office building in downtown Salem.
      265 Essex St, Salem, MA 01970
      View Details
    • Contact for pricing
      1,106 SF

      Salem Retail Building Near Transit

      Freestanding 1,106 SF commercial building near Salem T.
      280 Bridge St, Salem, MA 01970
      View Details
    • $599,900

      Commercial Building Near Salem University

      Commercial building for sale near Salem State University.
      101 Loring Ave, Salem, MA 01970
      View Details
    • Contact for pricing
      1,008 SF

      Salem Flex Space For Sale

      Centrally located engineered steel building with B4 zoning.
      17 Meadow St, Salem, MA 01970
      View Details
    • Contact for pricing

      Established Polish Deli For Sale

      Profitable Polish deli established in 2001, available for sale.
      176 Essex St, Salem, MA 01970
      View Details
    • Contact for pricing

      High-Visibility Commercial Space in Salem

      Commercial space in Salem near downtown and commuter rail.
      97 Bridge St, Salem, MA 01970
      View Details

    Similar Nearby for Lease

    • $27 SF/Yr
      1,106 SF

      Salem Train Station Storefront

      Freestanding Commercial Space, High Traffic
      280 Bridge St, Salem, MA 01970
      View Details
    • Contact for pricing

      Luxury Salon Space in Salem

      Fully furnished salon space with photography set available for rent.
      107 North St, Salem, MA 01970
      View Details
    • Contact for pricing
      2,363 SF

      Downtown Salem Office Suite For Lease

      Attractive 2,363 sqft office suite in downtown Salem available now.
      262 Essex St, Salem, MA 01970
      View Details
    • Contact for pricing

      Waterfront Business Center in Salem

      Premier waterfront business center with ocean views and modern spaces.
      47 Congress St, Salem, MA 01970
      View Details
    • Contact for pricing
      16,000 SF

      Downtown Salem Office Space Available

      Office space for lease in the heart of downtown Salem.
      10 Federal St, Salem, MA 01970
      View Details

    Property Visit Statistics

    • Visits by month
      1.2k
    • Visitors by month
      952
    • Avg Time on site
      31 min
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    Salem, MA 01970-2278
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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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