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Property profile & analytics
OFF-MARKET
Estimated value
$10,635,000
Industrial properties
35 Opportunity Way, Newburyport, MA 01950
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US38-0579494
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
1994
Construction
STEEL FRAME
Total area
88,871 SF
Lot
3.78 ac (164,657 SF)
APN
NEWP M:0082A B:0017 L:0000
UPID
US38-0579494
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
$9.79M
CAP Approach
CAP
$14.55M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$10.64M
Owner & transaction history
3-5 Opportunity Way LLC · 3 yrs held
3-5 Opportunity Way LLC
since 2022
Last sale
$10.5M
6 recorded transactions
Zoning & alternative use
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 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
$11,745,000
ML approach
$9,790,000
CAP Approach
CAP Return
Estimation
6%
$15,755,000
6.5%
$14,545,000
7%
$13,505,000
Blend value · Realmo final
$10.64M
Range $9.57M – $11.70M · ±10% · vs last sale $10.50M (Aug 5 2022)
Last sale anchor
$10.50M
Aug 5 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
$120 / 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
$60,683
Tax year 2024
Assessed value
$6,086,600
Assessed 2024
Previous assessed
$5,486,500
+10.9% YoY
Effective rate
1.00%
On assessed value
Assessed land
$625,300
Assessed improvement
$5,461,300
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
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
Off-Market
Year built
1994
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
1
Total area
88,871 SF
Lot
3.78 ac (164,657 SF)
APN
NEWP M:0082A B:0017 L:0000
UPID
US38-0579494
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
Building & site characteristics
From public records
Year built
1994
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
1
Lot
3.78 ac
Current owner
From public records · entity-resolved
3-5 Opportunity Way LLC
Entity
Mailing address
2138 ROSE THEATRE CIR, OLNEY, MD 20832-1677
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 5, 2022
$10,500,000
3-5 Opportunity Way LLC
Packaging Realty LLC
Quit Claim Arm's Length For Ne States
$7,475,000 · Sandy Spring Bank
Sep 30, 2014
—
Packaging Realty LLC
Packaging RT
Quit Claim Deed
related
$1,900,000 · Eastern Bank
Jun 16, 2003
—
Packaging RT
—
Deed Of Trust
related
$1,925,000 · Citizens Bank Of Ma
Apr 22, 1999
—
Packaging RT
—
Deed Of Trust
related
$1,334,308 · Us Trust Middlesex
Jun 15, 1995
—
Packaging RT
—
Deed Of Trust
related
$620,000 · Bay Colony Dev Corp
Oct 18, 1994
$161,100
Packaging RT
Newburyport Area Indus
Grant Deed
$1,100,000 · Bay 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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