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Property profile & analytics
OFF-MARKET
Estimated value
$18,005,000
Manufacturing properties
29 Old Right Rd, Ipswich, MA 01938-1119
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US38-0264387
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
2003
Construction
STEEL FRAME
Total area
109,138 SF
Lot
7.64 ac (332,798 SF)
Zoning code
LI
APN
IPSW M:38A B:0006 L:0
UPID
US38-0264387
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
-
Weir Valves & Controls Industrial Manufacturer Production Facility
-
Trillium Flow Technologies Industrial Manufacturer Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$17.86M
Comparable Approach
Comparable
$17.15M
Blend (final)
Blend
$18.01M
Owner & transaction history
Mcp 3 29 Orr Owner LLC · 4 yrs held
Mcp 3 29 Orr Owner LLC
since 2022
Last sale
$18.5M
7 recorded transactions
Zoning & alternative use
LI · Ipswich, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$28.1M
+57.0%
Auto repair, garage
$26.1M
+46.3%
Retail stores
$24.3M
+35.8%
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
$20,695,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$19,350,000
6.5%
$17,860,000
7%
$16,585,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$17,870,000
Current use
OFFICE BUILDING
$28,050,000
Change: +57% · Conversion: Difficult
AUTO REPAIR, GARAGE
$26,145,000
Change: +46% · Conversion: Easy
RETAIL STORES
$24,270,000
Change: +36% · Conversion: Moderate
COMMERCIAL (GENERAL)
$21,755,000
Change: +22% · Conversion: Difficult
WAREHOUSE, STORAGE
$15,345,000
Change: -14% · Conversion: Easy
Blend value · Realmo final
$18.01M
Range $16.20M – $19.81M · ±10% · vs last sale $18.50M (Feb 1 2022)
Last sale anchor
$18.50M
Feb 1 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
$165 / 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
$116,799
Tax year 2024
Assessed value
$10,263,500
Assessed 2024
Previous assessed
$10,263,500
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$3,369,600
Assessed improvement
$6,893,900
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
2003
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Units
1
Bathrooms
8
Total area
109,138 SF
Lot
7.64 ac (332,798 SF)
Zoning code
LI
APN
IPSW M:38A B:0006 L:0
UPID
US38-0264387
Jurisdiction
IPSWICH
Metro division
ESSEX COUNTY, MA METROPOLITAN DIVISION
Zoning & alternative use
LI · Ipswich, MA
Zoning LI · permitted uses
LI · 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
INDUSTRIAL (GENERAL) Current
Est. value
$17.9M
OFFICE BUILDING
Est. value
$28.1M
AUTO REPAIR, GARAGE
Est. value
$26.1M
RETAIL STORES
Est. value
$24.3M
COMMERCIAL (GENERAL)
Est. value
$21.8M
WAREHOUSE, STORAGE
Est. value
$15.3M
INDUSTRIAL (GENERAL) Current
OFFICE BUILDING
AUTO REPAIR, GARAGE
RETAIL STORES
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
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
2003
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Units
1
Bathrooms
8
Lot
7.64 ac
Current owner
From public records · entity-resolved
Mcp 3 29 Orr Owner LLC
Entity
Mailing address
2 INTERNATIONAL PL #2410, BOSTON, MA 02110-4142
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
Feb 1, 2022
$18,500,000
Mcp 3 29 Orr Owner LLC
Rhino Bac Old Right LLC
Quit Claim Arm's Length For Ne States
$12,250,000 · Cambridge Savings Bank
Dec 31, 2020
$14,500,000
Rhino Bac Old Right LLC
Fr Flow Control Valves Us
Quit Claim Arm's Length For Ne States
$9,880,000 · Salem Five Cents Savings Bank
Aug 6, 2007
$6,742,000
Weir USA Holdings LLC
Kortec INC
Grant Deed
$7,100,000 · Zuckerman Family Nomi
Sep 16, 2005
—
Kortec INC
—
Deed Of Trust
related
$6,246,262 · Ampersand LP
Nov 7, 2003
—
Kortec INC
—
Deed Of Trust
related
$11,500,000 · Citizens Bank Of Ma
Jul 2, 2003
$1,300,000
Kortec INC
Kelleher,joanne S
Grant Deed
—
Aug 15, 2001
—
Joanne S Kelleher
—
Deed Of Trust
related
$300,000 · Heritage Cp Bank
Jul 11, 2000
$325,000
Joanne S Kelleher
Randall Assoc INC
Grant Deed
—
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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