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    188 Vineyard Meadow Farms Road West Tisbury, MA 02575

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    Claim this Listing
    For Sale
    $1,800,000

    MULTI_FAMILY - Contemporary - West Tisbury, MA

    Property size:
    3,158 SF
    Lot size:
    1.40 Acres
    Price / SF:
    $569/SF
    Added:
    Apr 20, 2026
    Days on Market:
    13
    Last Refresh:
    May 2 at 5:06 pm

    Property Features for 188 Vineyard Meadow Farms Road

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Zoning
    RU
    Bedrooms
    4
    Bathrooms
    3
    Rooms
    Bathroom 2, Bedroom 3, Bedroom 1, Bedroom 4, Bathroom 3, Bathroom 1, Basement, Bedroom 2
    Parking features
    Off Street
    Exterior features
    Private Yard, Outdoor Shower, Garden
    Fencing
    Fenced
    Fireplace
    1
    Basement
    Walk-Out Access, Finished
    Appliances
    Water Heater
    Standard status
    Active
    APN
    37/26
    Size
    3,158 SF
    Lot size
    1.40 Acres

    Utilities

    Sewer type
    Private Sewer
    Heating system
    Propane (Heating), Forced Air
    Cooling system
    Central Air
    Water source
    Well

    Building Details

    Year built
    1976
    Floors in Building
    3
    Number of units
    2
    Building materials
    Wood Siding, Shingle Siding
    Roof type
    Asphalt
    Architectural style
    Contemporary

    We can help!

    Listing Contact
    Idalyn Macchia Gilstad

    Listing agent Idalyn Macchia Gilstad License #9084475

    Listing office Wallace & Co. Sotheby's International Realty 1 N Water Street, Edgartown, MA

    Listing date Apr 20, 2026

    MLS# 32600032 Listing URL

    Copyright © 2026 Martha’s Vineyard Multiple Listing Service, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Overview

    West Tisbury Home with ADU

    This West Tisbury property features a contemporary home and an accessory dwelling unit (ADU). The main house offers an open floor plan with natural light from windows and skylights. The kitchen flows into the dining area and living room, which includes a wood stove. The main house includes a primary bedroom, a full bathroom with a soaking tub and separate shower, and an upper loft area suitable for reading, television, or accommodating guests. The downstairs area features another full bathroom, two bedrooms, and a light-filled sitting room with exterior access. Additional features of the main house include a new furnace and mini splits for air conditioning. The property also includes a one-bedroom ADU with modern amenities and a deck. The property, referred to as ''Pinch Me'' by the owners, is located minutes from Long Point and offers a connection to nature. The main house overlooks a sprawling lawn from two decks. The lot size is 1.4 acres. Note: Seller to credit Buyer for septic upgrade at closing.
    Location Intelligence

    Current Use by Public Records

    Isalis (Bike/Boat/Book/etc) Store Party City Party Supply Store Skunk Funk Big Box & Wholesale Store Carl's Trading Co Hat Shop Bushka's Kitchen LLC (Bike/Boat/Book/etc) Store

    Suggested Use

    Real Estate Agency Big Box & Wholesale Store Department Store Skin Care Clinic Hotel & Motel Discount Store Bed & Breakfast Coworking & Hybrid Office

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    West Tisbury
    County
    Dukes
    State
    Massachusetts
    Longitude
    -70.654
    Latitude
    41.4015

    FAQs

    What type of property is this?
    Multifamily property - Charming West Tisbury property with main house and ADU.
    Where is this multifamily property located?
    The property is located at 188 Vineyard Meadow Farms Road West Tisbury, MA.
    What is the asking price?
    The asking price for this property is $1,800,000.
    What are key features of this property?
    This property features: Contemporary home with open floor plan, natural light, and two decks overlooking a sprawling lawn.; Includes a separate, modern 1BR ADU (Accessory Dwelling Unit) with a deck.; Primary bedroom with ensuite bathroom including soaking tub and separate shower.
    (508) 648-1821
    We can help!
    Listing Contact
    Idalyn Macchia Gilstad
    Real Estate License ID: 9084475
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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    188 Vineyard Meadow Farms Road, West Tisbury, MA 02575

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