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Property profile & analytics
OFF-MARKET
Estimated value
$25,000,000
Manufacturing properties
3 Perkins Way, Newburyport, MA 01950-4007
Individually Owned
2-yr Hold
~
Est. High Equity
Property ID
US38-0388211
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1970
Construction
STEEL FRAME
Total area
134,174 SF
Lot
8.86 ac (385,942 SF)
APN
NEWP M:0078 B:0006 L:0000
UPID
US38-0388211
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$25.00M
CAP Approach
CAP
$21.96M
Comparable Approach
Comparable
$25.59M
Blend (final)
Blend
$25.00M
Owner & transaction history
Rhino 3 Perkins Invest Ll · 2 yrs held
Rhino 3 Perkins Invest Ll
since 2024
Last sale
$25.0M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$32.1M
+4.5%
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 Newburyport submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Newburyport 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
$25,000,000
ML approach
$25,000,000
CAP Approach
CAP Return
Estimation
6%
$23,785,000
6.5%
$21,955,000
7%
$20,390,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$30,760,000
Current use
AUTO REPAIR, GARAGE
$32,140,000
Change: +4% · Conversion: Easy
RETAIL STORES
$29,840,000
Change: -3% · Conversion: Moderate
Blend value · Realmo final
$25.00M
Range $22.50M – $27.50M · ±10% · vs last sale $25.00M (Mar 25 2024)
Last sale anchor
$25.00M
Mar 25 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
$186 / 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
$67,439
Tax year 2024
Assessed value
$6,764,200
Assessed 2024
Previous assessed
$6,764,200
+0.0% YoY
Effective rate
1.00%
On assessed value
Assessed land
$1,127,400
Assessed improvement
$5,636,800
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1970
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
1
Total area
134,174 SF
Lot
8.86 ac (385,942 SF)
APN
NEWP M:0078 B:0006 L:0000
UPID
US38-0388211
Jurisdiction
NEWBURYPORT
Metro division
ESSEX COUNTY, MA METROPOLITAN DIVISION
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$30.8M
AUTO REPAIR, GARAGE
Est. value
$32.1M
RETAIL STORES
Est. value
$29.8M
INDUSTRIAL (GENERAL) Current
AUTO REPAIR, GARAGE
RETAIL STORES
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
1970
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
1
Lot
8.86 ac
Current owner
From public records · entity-resolved
Rhino 3 Perkins Invest Ll
Individual
Mailing address
3 PERKINS WAY, NEWBURYPORT, MA 01950-4007
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 25, 2024
$25,000,000
Rhino 3 Perkins Invest Ll
Bradford & Bigelow Rlty L
Quit Claim Arm's Length For Ne States
$2,000,000 · Bradford & Bigelow Rl
Jan 7, 2019
—
Bradford&bigelow Realty
—
Deed
related
$5,250,000 · Peoples United Bank
Oct 4, 2006
$3,750,000
Bradford&bigelow Rlty LLC
Gi Plastek Industrial LP
Grant Deed
—
Aug 11, 2006
$3,750,000
Bradford&bigelow Rlty LLC
Gi Plastek Industrial LP
Grant Deed
$3,840,000 · Danvers Savings Bank
Aug 22, 2002
—
Plastekindust Prop Gi
—
Deed Of Trust
related
$3,000,000 · Mellon Bank
May 17, 2002
—
Plastek Indust Prop Gi
—
Deed Of Trust
related
$4,200,000 · Zwi Kohorn
Aug 2, 2001
—
Gi Plastek Industrial
—
Deed Of Trust
related
$800,000 · Newburyport Five Cent
Aug 9, 1996
—
Plastek Indust Prop Gi
—
Deed Of Trust
related
$2,250,000 · Zions First National Bank
Sep 20, 1995
$3,800,000
Plastek Indus Prop Gi
Corporate Property Asn
Grant Deed
$7,600,000 · Ustrust/essex
Sep 20, 1995
—
Plastek Indus Prop Gi
—
Deed Of Trust
related
$3,000,000 · Zuckerman Family Nomi
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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