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Property profile & analytics
OFF-MARKET
Commercial land
350 Merrimac St, Newburyport, MA 01950-2021
Individually Owned
37-yr Hold
Free & Clear
Property ID
US38-1557995
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Year built
1940
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
2,685 SF
Lot
0.47 ac (20,287 SF)
APN
NEWP M:0065 B:0001A L:0000
UPID
US38-1557995
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
Donald J Labonte · 37 yrs held
Donald J Labonte
since 1989
7 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
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
$3,432
Tax year 2024
Assessed value
$344,200
Assessed 2024
Previous assessed
$314,200
+9.5% YoY
Effective rate
1.00%
On assessed value
Assessed land
$330,400
Assessed improvement
$13,800
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Year built
1940
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HOT WATER
Cooling
YES
Stories
1
Bathrooms
2
Total area
2,685 SF
Lot
0.47 ac (20,287 SF)
APN
NEWP M:0065 B:0001A L:0000
UPID
US38-1557995
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
1940
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HOT WATER
Cooling
Yes
Stories
1
Bathrooms
2
Lot
0.47 ac
Current owner
From public records · entity-resolved
Donald J Labonte
Individual
Free & Clear · 37 yrs held
Mailing address
75 PARK PLZ, BOSTON, MA 02116-3941
Ownership since
1989
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 8, 2003
—
Merrimac North LP
—
Deed Of Trust
related
$500,000 · Provident Bank INC
Jan 4, 1994
—
Donald Labonte
—
Deed Of Trust
related
$60,000 · Ocean National Bank
Dec 7, 1990
—
Riverside Historical
—
Deed Of Trust
related
$612,478 · Zuckerman Family Nomi
May 1, 1989
$380,000
Donald J Labonte
Riverside Hist RT
Grant Deed
—
May 1, 1989
—
Donald J Labonte
—
Deed Of Trust
related
$380,000 · Ocean National Bank
Oct 16, 1987
$2,500,000
Riverside Historcl RT
Webster,ruth A
Grant Deed
$2,400,000 · Baybank Harvard Trust
Oct 16, 1987
—
Riverside Historcl RT
—
Deed Of Trust
related
$2,000,000 · Zwi Kohorn
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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