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Property profile & analytics
OFF-MARKET
Estimated value
$2,605,000
Industrial properties
8 Opportunity Way, Newburyport, MA 01950-4043
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US38-0888992
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
1988
Construction
STEEL FRAME
Total area
19,200 SF
Lot
3 ac (130,680 SF)
APN
NEWP M:0082A B:0021 L:0000
UPID
US38-0888992
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
$2.69M
CAP Approach
CAP
$3.14M
Comparable Approach
Comparable
$1.88M
Blend (final)
Blend
$2.61M
Owner & transaction history
Right Opportunity LLC · 5 yrs held
Right Opportunity LLC
since 2021
Last sale
$2.1M
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
Method
Estimation
Statistic approach
$2,660,000
ML approach
$2,685,000
CAP Approach
CAP Return
Estimation
6%
$3,405,000
6.5%
$3,140,000
7%
$2,920,000
Alternative Use
Use
Estimation
RETAIL STORES
$4,270,000
Change: -3% · Conversion: Moderate
Blend value · Realmo final
$2.61M
Range $2.34M – $2.87M · ±10% · vs last sale $2.10M (Feb 18 2021)
Last sale anchor
$2.10M
Feb 18 2021
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
$136 / 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
$18,038
Tax year 2024
Assessed value
$1,809,200
Assessed 2024
Previous assessed
$1,627,600
+11.2% YoY
Effective rate
1.00%
On assessed value
Assessed land
$419,500
Assessed improvement
$1,389,700
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
1988
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
1
Bathrooms
2
Total area
19,200 SF
Lot
3 ac (130,680 SF)
APN
NEWP M:0082A B:0021 L:0000
UPID
US38-0888992
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
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES
Est. value
$4.3M
RETAIL STORES
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
1988
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
1
Bathrooms
2
Lot
3 ac
Current owner
From public records · entity-resolved
Right Opportunity LLC
Entity
Mailing address
3 STANLEY TUCKER DR, NEWBURYPORT, MA 01950-4029
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
16 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 18, 2021
$2,100,000
Right Opportunity LLC
8 Opportunity Way LLC
Quit Claim Arm's Length For Ne States
$1,575,000 · Salem Five Cents Savings Bank
Aug 7, 2020
—
8 Opportunity Way LLC
—
Deed
related
$865,000 · Newburyport Five Cents Savings Bank
Mar 11, 2011
$1
8 Opportunity Way LLC
8 Opportunity Way RT
Grant Deed
—
Mar 11, 2011
—
8 Opportunity Way LLC
—
Deed Of Trust
related
$900,000 · Newburyport Five Cent
Jun 30, 2003
—
Opportunity Way RT
—
Deed Of Trust
related
$740,000 · Newburyport Five Cent
Dec 18, 2002
—
Opportunity Way RT
—
Deed Of Trust
related
$650,000 · Newburyport Five Cent
May 5, 2000
—
Opportunity Way RT
—
Deed Of Trust
related
$400,000 · Newburyport Five Cent
Nov 13, 1998
—
Opportunity Way RT
—
Deed Of Trust
related
$47,000 · Newburyport Five Cent
Apr 24, 1998
—
Antonio J Yemma
—
Deed Of Trust
related
$600,000 · Newburyport Five Cent
Jan 2, 1997
—
Way RT 8 Opportunity
—
Deed Of Trust
related
$25,000 · Newburyport Five Cent
Nov 23, 1994
$620,000
Opportunity Way RT
Newburyport 5 Cents Sb
Grant Deed
$570,000 · Newburyport Five Cent
Mar 21, 1991
$185,000
Newburyport 5 Cents Sb
Zagarella,joseph S R
Grant Deed
—
Nov 8, 1989
—
Caruso Fam RT Boston
—
Deed Of Trust
related
$206,000 · Bank Of Ne North
Feb 11, 1988
—
Boston Caruso Family T
—
Deed Of Trust
related
$48,000 · Newburyport Five Cent
May 22, 1987
$105,000
Boston Caruso Fr
Newburypt Area Ind
Grant Deed
$711,000 · Newburyport Five Cent
May 1, 1987
$81,200
Opportunity Trust
Newburyport Area
Grant Deed
$360,000 · Beverly Svgs Bk
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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