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Property profile & analytics
OFF-MARKET
Investment properties
32 Railroad Ave Salisbury, MA 01952-2701
Entity Owned
2-yr Hold
Free & Clear
Property ID
US38-0239773
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1937
Construction
FRAME
Total area
1,280 SF
Lot
0.16 ac (6,778 SF)
Zoning code
BC
APN
SALI M:32 P: 60
UPID
US38-0239773
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Tom Patenaude Homes INC · 2 yrs held
Tom Patenaude Homes INC
since 2024
Last sale
$475,000
6 recorded transactions
Zoning & alternative use
BC · Salisbury, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The intent of this district is to promote beach commercial uses
Zone name
Beach Commercial
General category
COMMERCIAL
Zone area
192.71 ac
Source
Realmo
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 Salisbury submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Salisbury 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
$2,518
Tax year 2024
Assessed value
$241,000
Assessed 2024
Previous assessed
$241,000
+0.0% YoY
Effective rate
1.04%
On assessed value
Assessed land
$241,000
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
Year built
1937
Construction
FRAME
Heating
NONE
Buildings
1
Stories
1
Units
2
Rooms
7
Bathrooms
2
Total area
1,280 SF
Lot
0.16 ac (6,778 SF)
Zoning code
BC
APN
SALI M:32 P: 60
UPID
US38-0239773
Jurisdiction
SALISBURY
Metro division
ESSEX COUNTY, MA METROPOLITAN DIVISION
Zoning & alternative use
BC · Salisbury, MAZoning BC · permitted uses
BC · Salisbury, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The intent of this district is to promote beach commercial uses
Zone name
Beach Commercial
General category
COMMERCIAL
Zone area
192.71 ac
Source
Realmo
Building & site characteristics
From public records
Year built
1937
Construction
FRAME
Heating
NONE
Stories
1
Buildings
1
Units
2
Rooms
7
Bathrooms
2
Lot
0.16 ac
Current owner
From public records · entity-resolved
Tom Patenaude Homes INC
Entity
Free & Clear · 2 yrs held
Mailing address
100 SALEM ST, ANDOVER, MA 01810-2211
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 11, 2024
$475,000
Tom Patenaude Homes INC
Wojcicki Holdings LLC
Quit Claim Arm's Length For Ne States
—
Nov 15, 2016
$259,900
Wojcicki Holdings LLC
Giannakopoulos,peter
Quit Claim Deed
related
$184,000 · Newburyport Five Cents Svgs Bk
Jul 14, 2006
—
Debra A Lucchesi
—
Deed Of Trust
related
$250,000 · Mortgage Approval Services
Nov 10, 2004
—
Debra A Lucchesi
—
Deed Of Trust
related
$160,000 · Mortgage Approval Services
Aug 13, 1996
—
Deborah A Choate
—
Deed Of Trust
related
$97,000 · Newburyport Five Cent
Sep 14, 1994
—
Deborah A Choate
—
Deed Of Trust
related
$10,075 · Newburyport Five Cent
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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