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Property profile & analytics
OFF-MARKET
Estimated value
$1,400,000
Commercial land
7 Broadway, Salisbury, MA 01952-2704
Individually Owned
2-yr Hold
~
Est. High Equity
Property ID
US38-1174335
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Year built
1976
Construction
CONCRETE
Total area
10,064 SF
Lot
0.25 ac (10,899 SF)
Zoning code
BC
APN
SALI M:33 P: 182
UPID
US38-1174335
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
$1.40M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$912k
Blend (final)
Blend
$1.40M
Owner & transaction history
Salisbury Bch Pavilion Ch · 2 yrs held
Salisbury Bch Pavilion Ch
since 2024
Last sale
$1.4M
7 recorded transactions
Zoning & alternative use
BC · Salisbury, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$2.2M
+27.4%
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
Method
Estimation
Statistic approach
$1,400,000
ML approach
$1,400,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,755,000
Current use
RETAIL STORES
$2,240,000
Change: +27% · Conversion: Easy
INDUSTRIAL (GENERAL)
$1,650,000
Change: -6% · Conversion: Moderate
WAREHOUSE, STORAGE
$1,415,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$1.40M
Range $1.26M – $1.54M · ±10% · vs last sale $1.40M (May 29 2024)
Last sale anchor
$1.40M
May 29 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
$139 / 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
$2,470
Tax year 2024
Assessed value
$236,400
Assessed 2024
Previous assessed
$236,400
+0.0% YoY
Effective rate
1.04%
On assessed value
Assessed land
$171,600
Assessed improvement
$64,800
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
1976
Construction
CONCRETE
Heating
FORCED AIR
Cooling
YES
Stories
1
Bathrooms
4
Total area
10,064 SF
Lot
0.25 ac (10,899 SF)
Zoning code
BC
APN
SALI M:33 P: 182
UPID
US38-1174335
Jurisdiction
SALISBURY
Metro division
ESSEX COUNTY, MA METROPOLITAN DIVISION
Zoning & alternative use
BC · Salisbury, MA
Zoning BC · permitted uses
BC · Salisbury, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Salisbury. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.8M
RETAIL STORES
Est. value
$2.2M
INDUSTRIAL (GENERAL)
Est. value
$1.7M
WAREHOUSE, STORAGE
Est. value
$1.4M
COMMERCIAL (GENERAL) Current
RETAIL STORES
INDUSTRIAL (GENERAL)
WAREHOUSE, STORAGE
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
1976
Construction
CONCRETE
Heating
FORCED AIR
Cooling
Yes
Stories
1
Bathrooms
4
Lot
0.25 ac
Current owner
From public records · entity-resolved
Salisbury Bch Pavilion Ch
Individual
Mailing address
PO BOX 5771, SALISBURY, MA 01952-0771
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
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 29, 2024
—
Salisbury Bch Pavilion Ch
Salisbury Bch Prtnrshp In
Quit Claim Deed
related
—
Jun 23, 2022
—
Salisbury Bch Prtnrshp
Salisbury Beach Rlty LLC
Quit Claim Deed
related
—
Dec 30, 2021
—
Salisbury Beach Rlty LLC
Abcap Properties LLC
Quit Claim Deed
related
—
Nov 25, 2015
$712,500
Doogie Ents LLC
Shaheen Ents LP
Quit Claim Deed
$315,000 · Endeavor Cap
Mar 16, 2009
—
Norman N Pelletier
—
Deed Of Trust
related
$1,000,000 · Louis M Saab
Nov 20, 2008
—
Norman N Pelletier
—
Deed Of Trust
related
$475,000 · Louis M Saab
Oct 3, 2007
—
Norman N Pelletier
—
Deed Of Trust
related
$300,000 · Louis M Saab
Dec 20, 2006
—
Norman N Pelletier
—
Deed Of Trust
related
$200,000 · Louis M Saab
Mar 22, 2006
—
Norman N Pelletier
—
Deed Of Trust
related
$600,000 · Louis M Saab
Dec 17, 2004
—
Norman N Pelletier
—
Deed Of Trust
related
$300,000 · Louis M Saab
Jul 29, 2004
$1,400,000
Norman Pelletier
Shaheen Enterprises LP
Grant Deed
—
Jul 5, 1995
—
Shaheen LP
—
Deed Of Trust
related
$100,000 · Gary Needham
Jun 8, 1995
—
Norman Pelletier
—
Deed Of Trust
related
$213,000 · Newburyport Five Cent
May 11, 1995
—
Norman Pelletier
—
Deed Of Trust
related
$97,657 · Sharon Demarco
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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