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Property profile & analytics
FOR SALE
Investment properties
49 Northern Blvd, Newbury, MA 01951
Entity Owned
2-yr Hold
Property ID
US38-0200024
For Sale
1 / 25
$1,740,000
49 Northern Blvd, Newbury, MA 01951
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Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1910
Construction
FRAME
Total area
2,246 SF
Lot
0.18 ac (7,971 SF)
Zoning code
AR4
APN
NEWB M:0U03 B:0000 L:00141
UPID
US38-0200024
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
$695k
CAP Approach
CAP
$700k
Comparable Approach
Comparable
$479k
Blend (final)
Blend
$695k
Owner & transaction history
Plum Is Beach Walk LLC · 2 yrs held
Plum Is Beach Walk LLC
since 2023
Last sale
$825,000
7 recorded transactions
Zoning & alternative use
AR4 · Newbury, MA
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 Newbury submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Newbury 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
$655,000
ML approach
$695,000
CAP Approach
CAP Return
Estimation
6%
$760,000
6.5%
$700,000
7%
$650,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,140,000
Current use
Blend value · Realmo final
$695k
Range $626k – $765k · ±10% · vs last sale $825k (Aug 17 2023)
Last sale anchor
$825k
Aug 17 2023
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
$309 / 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
$6,130
Tax year 2024
Assessed value
$798,200
Assessed 2024
Previous assessed
$798,200
+0.0% YoY
Effective rate
0.77%
On assessed value
Assessed land
$404,300
Assessed improvement
$393,900
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
For Sale
Year built
1910
Construction
FRAME
Heating
FORCED AIR
Buildings
1
Stories
2
Units
2
Rooms
9
Bathrooms
2
Total area
2,246 SF
Lot
0.18 ac (7,971 SF)
Zoning code
AR4
APN
NEWB M:0U03 B:0000 L:00141
UPID
US38-0200024
Jurisdiction
NEWBURY
Metro division
ESSEX COUNTY, MA METROPOLITAN DIVISION
Zoning & alternative use
AR4 · Newbury, MA
Zoning AR4 · permitted uses
AR4 · Newbury, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Newbury. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.1M
COMMERCIAL (GENERAL) Current
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
1910
Construction
FRAME
Heating
FORCED AIR
Stories
2
Buildings
1
Units
2
Rooms
9
Bathrooms
2
Lot
0.18 ac
Current owner
From public records · entity-resolved
Plum Is Beach Walk LLC
Entity
Mailing address
49 NORTHERN BLVD, NEWBURY, MA 01951-1523
Ownership since
2023
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
Aug 17, 2023
—
Plum Is Beach Walk LLC
Paul Grist
Quit Claim Deed
related
—
Mar 23, 2023
$825,000
Thomas Ryan
Geraldine Madigan Dorr Lt
Quit Claim Arm's Length For Ne States
$475,000 · Pennymac Loan Services LLC
Feb 28, 2022
—
Geraldine Madigan Dorr Lt
Geraldine Madigan Dorr Nt
Quit Claim Deed
related
—
Feb 9, 2011
$1
Geraldine Madigan Dorr Nt
Dorr,geraldine M
Grant Deed
—
Oct 3, 2003
—
Geraldine Madigan Dorr
—
Deed Of Trust
related
$100,000 · Newburyport Five Cent
Apr 23, 2003
—
Geraldine Dorr
—
Deed Of Trust
related
$100,000 · Newburyport Five Cent
Jun 4, 2001
—
Geraldine Dorr
—
Deed Of Trust
related
$60,000 · Newburyport Five Cent
Oct 16, 1992
—
Geraldine Dorr
—
Deed Of Trust
related
$50,000 · 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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