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Property profile & analytics
OFF-MARKET
Estimated value
$1,490,000
Manufacturing properties
90 Newburyport Tpke, Rowley, MA 01969-2122
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US38-0464672
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1991
Construction
FRAME
Total area
11,102 SF
Lot
2.25 ac (98,010 SF)
APN
ROWL M:0007 B:0014 L:0001
UPID
US38-0464672
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
$1.48M
CAP Approach
CAP
$1.82M
Comparable Approach
Comparable
$1.97M
Blend (final)
Blend
$1.49M
Owner & transaction history
3b Hldg LLC · 6 yrs held
3b Hldg LLC
since 2020
Last sale
$1.2M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$2.5M
+35.8%
Commercial (general)
$2.2M
+21.7%
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 Rowley submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Rowley 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
$1,570,000
ML approach
$1,475,000
CAP Approach
CAP Return
Estimation
6%
$1,970,000
6.5%
$1,815,000
7%
$1,685,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$1,820,000
Current use
RETAIL STORES
$2,470,000
Change: +36% · Conversion: Moderate
COMMERCIAL (GENERAL)
$2,215,000
Change: +22% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,560,000
Change: -14% · Conversion: Easy
Blend value · Realmo final
$1.49M
Range $1.34M – $1.64M · ±10% · vs last sale $1.22M (Jan 8 2020)
Last sale anchor
$1.22M
Jan 8 2020
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
$134 / 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
$15,067
Tax year 2024
Assessed value
$1,245,200
Assessed 2024
Previous assessed
$1,245,200
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$731,000
Assessed improvement
$514,200
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1991
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
1
Total area
11,102 SF
Lot
2.25 ac (98,010 SF)
APN
ROWL M:0007 B:0014 L:0001
UPID
US38-0464672
Jurisdiction
ROWLEY
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
INDUSTRIAL (GENERAL) Current
Est. value
$1.8M
RETAIL STORES
Est. value
$2.5M
COMMERCIAL (GENERAL)
Est. value
$2.2M
WAREHOUSE, STORAGE
Est. value
$1.6M
INDUSTRIAL (GENERAL) Current
RETAIL STORES
COMMERCIAL (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
1991
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
1
Lot
2.25 ac
Current owner
From public records · entity-resolved
3b Hldg LLC
Entity
Mailing address
20 RODGERS RD, STONEHAM, MA 02180-3046
Ownership since
2020
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
Jan 8, 2020
$1,220,000
3b Hldg LLC
90 Newburyport Tpke RT
Quit Claim Arm's Length For Ne States
$915,000 · Canton Cooperative Bank
Oct 14, 2011
$700,000
90 Newburyport Turnpik
Richard C Alfoni
Deed
$630,000 · Natl Grand Bk Marblhd
Apr 26, 2001
—
Richard C Alfoni
—
Deed Of Trust
related
$399,393 · Ipswich Cp Bank
Dec 19, 2000
—
Richard C Alfoni
—
Deed Of Trust
related
$399,393 · Ipswich Cp Bank
Sep 27, 1996
—
Richard C Alfoni
—
Deed Of Trust
related
$285,000 · First National Bank Ipswch
Jul 30, 1992
—
Brg Builders INC
—
Deed Of Trust
related
$40,000 · Steenebeke & Sons INC
Aug 16, 1991
$100,000
Richard C Alfoni
Ulman,richard
Grant Deed
—
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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