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Property profile & analytics
OFF-MARKET
Estimated value
$4,120,000
Hotels
1 Cathedral Ave, Rockport, MA 01966-1102
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US38-0472969
Property profile
Verified
Property type
Hotels
Use group
HOTEL-RESORT
Year built
1920
Construction
FRAME
Total area
22,008 SF
Lot
1.05 ac (45,738 SF)
Zoning code
SR
APN
ROCK M:15 B:34
UPID
US38-0472969
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
$5.15M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.12M
Owner & transaction history
Gm Sunshine LLC · 5 yrs held
Gm Sunshine LLC
since 2021
Last sale
$4.1M
7 recorded transactions
Zoning & alternative use
SR · Rockport, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$5.1M
+264.4%
Restaurant
$3.6M
+159.5%
Apartment house (5+ units)
$2.9M
+108.9%
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 Rockport submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Rockport 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
$5,195,000
ML approach
$5,150,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$5,055,000
Change: +264% · Conversion: Difficult
RESTAURANT
$3,600,000
Change: +160% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$2,900,000
Change: +109% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,845,000
Change: +105% · Conversion: Difficult
RETAIL STORES
$2,745,000
Change: +98% · Conversion: Difficult
Blend value · Realmo final
$4.12M
Range $3.71M – $4.53M · ±10% · vs last sale $4.10M (Feb 9 2021)
Last sale anchor
$4.10M
Feb 9 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
$187 / 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
$34,018
Tax year 2024
Assessed value
$4,040,200
Assessed 2024
Previous assessed
$3,837,300
+5.3% YoY
Effective rate
0.84%
On assessed value
Assessed land
$475,700
Assessed improvement
$3,564,500
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Hotels
Use group
HOTEL-RESORT
Status
Off-Market
Year built
1920
Construction
FRAME
Heating
HOT WATER
Buildings
1
Stories
4
Units
34
Bathrooms
40
Total area
22,008 SF
Lot
1.05 ac (45,738 SF)
Zoning code
SR
APN
ROCK M:15 B:34
UPID
US38-0472969
Jurisdiction
ROCKPORT
Metro division
ESSEX COUNTY, MA METROPOLITAN DIVISION
Zoning & alternative use
SR · Rockport, MA
Zoning SR · permitted uses
SR · Rockport, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Rockport. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING
Est. value
$5.1M
RESTAURANT
Est. value
$3.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.9M
AUTO REPAIR, GARAGE
Est. value
$2.8M
RETAIL STORES
Est. value
$2.7M
OFFICE BUILDING
RESTAURANT
APARTMENT HOUSE (5+ UNITS)
AUTO REPAIR, GARAGE
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
1920
Construction
FRAME
Heating
HOT WATER
Stories
4
Buildings
1
Units
34
Bathrooms
40
Lot
1.05 ac
Current owner
From public records · entity-resolved
Gm Sunshine LLC
Entity
Mailing address
3 STARKNAUGHT HTS, GLOUCESTER, MA 01930-4502
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
20 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 26, 2021
—
Gm Sunshine LLC
—
Deed
related
$1,583,000 · New England Certified Development Corp
Feb 9, 2021
$4,100,000
Gm Sunshine LLC
Migis Hotel Grp Emerson
Quit Claim Arm's Length For Ne States
$2,230,417 · Cape Ann Savings Bank
Jul 24, 2015
$4,800,000
Migis Hotel Group Emer
R W Emerson Inn RT
Quit Claim Arm's Length For Ne States
$2,600,000 · Camden National Bank
Mar 12, 2003
—
Michele M Coaes
—
Deed Of Trust
related
$100,000 · Rockport National Bank
Nov 20, 2002
—
Rw Emberson Inn RT
—
Deed Of Trust
related
$850,000 · Rockport National Bank
Feb 9, 2000
—
R W Emerson Inn RT
—
Deed Of Trust
related
$200,000 · Rockport National Bank
Aug 18, 1998
$10,275
T Emerson
Ellis,barbara W
Grant Deed
—
Aug 18, 1998
$990,000
Rw Emerson Inn RT
Emerson T
Grant Deed
related
$900,000 · Rockport National Bank
Aug 18, 1998
—
Rw Emerson Inn RT
—
Deed Of Trust
related
$100,000 · Rockport National Bank
Apr 16, 1997
—
Carlisle W Buzzell JR.
—
Deed Of Trust
related
$250,700 · Assurance Mortgage
Mar 6, 1995
$287,500
Carlisle Buzzell JR.
Devellian,richard
Grant Deed
$258,750 · Assurance Mortgage
Feb 4, 1994
—
Arthur E Curry
—
Deed Of Trust
related
$260,000 · Assurance Mortgage
Nov 19, 1993
—
Kerri Schaub
—
Deed Of Trust
related
$203,150 · Assurance Mortgage
Apr 30, 1993
—
Frank E Speizer
—
Deed Of Trust
related
$200,000 · Assurance Mortgage
Mar 15, 1993
—
Barbara W Ellis
—
Deed Of Trust
related
$300,000 · Rockport National Bank
Aug 19, 1992
—
Arthur E Curry
—
Deed Of Trust
related
$270,000 · Chasemanhattan Financial Svc
Oct 15, 1990
—
Richard D Devellian
—
Deed Of Trust
related
$100,000 · Gary Needham
Jun 15, 1988
$330,000
Lloyd Eugene Argyle
Concept Design &
Grant Deed
$264,000 · Salem Five Mortgage Corp
Mar 17, 1988
$325,000
Richard D Devellian
Concept Design & De
Grant Deed
$165,000 · Bank Of New England
Aug 27, 1987
$350,000
Arthur E Curry
Concept Design &
Grant Deed
$280,000 · 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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