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Property profile & analytics
OFF-MARKET
Estimated value
$4,575,000
Office buildings
90 Washington St Salem, MA 01970-3506
Entity Owned
11-yr Hold
~
Est. High Equity
Property ID
US38-0578234
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1940
Construction
STEEL FRAME
Total area
20,488 SF
Lot
0.24 ac (10,650 SF)
Zoning code
B5
APN
SALE M:35 L:0016
UPID
US38-0578234
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
Current use
Occupant on record · Public records
-
Koto Salem Ma Restaurant
-
Global Music Project Association Or Organization Service Establishment
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.04M
Blend (final)
Blend
$4.58M
Owner & transaction history
90 Washington LLC · 11 yrs held
90 Washington LLC
since 2015
3 recorded transactions
Zoning & alternative use
B5 · Salem, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$7.1M
+20.3%
Apartment house (5+ units)
$6.6M
+11.5%
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 Salem submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Salem 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$5,875,000
Current use
RESTAURANT
$7,070,000
Change: +20% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$6,550,000
Change: +11% · Conversion: Easy
COMMERCIAL (GENERAL)
$5,670,000
Change: -4% · Conversion: Easy
AUTO REPAIR, GARAGE
$4,910,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$4.58M
Range $4.12M – $5.03M · ±10%
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
$223 / 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
$50,126
Tax year 2024
Assessed value
$2,115,900
Assessed 2024
Previous assessed
$2,115,900
+0.0% YoY
Effective rate
2.37%
On assessed value
Assessed land
$441,300
Assessed improvement
$1,674,600
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1940
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
3
Units
4
Bathrooms
13
Total area
20,488 SF
Lot
0.24 ac (10,650 SF)
Zoning code
B5
APN
SALE M:35 L:0016
UPID
US38-0578234
Jurisdiction
SALEM
Metro division
ESSEX COUNTY, MA METROPOLITAN DIVISION
Zoning & alternative use
B5 · Salem, MA
Zoning B5 · permitted uses
B5 · Salem, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Salem. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$5.9M
RESTAURANT
Est. value
$7.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$6.6M
COMMERCIAL (GENERAL)
Est. value
$5.7M
AUTO REPAIR, GARAGE
Est. value
$4.9M
OFFICE BUILDING Current
RESTAURANT
APARTMENT HOUSE (5+ UNITS)
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
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
1940
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
3
Buildings
1
Units
4
Bathrooms
13
Lot
0.24 ac
Current owner
From public records · entity-resolved
90 Washington LLC
Entity
Mailing address
70 WASHINGTON ST, SALEM, MA 01970-3518
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 4, 2016
—
90 Washington LLC
—
Deed
related
$4,700,000 · East Boston Savings Bank
May 21, 2015
$900,000
90 Washington LLC
Redmen Realty LLC
Quit Claim Arm's Length For Ne States
$675,000 · East Boston Savings Bank
Mar 16, 2007
—
Redmen Realty LLC
—
Deed Of Trust
related
$75,000 · Salem Five Cents Savings Bank
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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