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Property profile & analytics
FOR LEASE
Office buildings
10 County Rd, West Falmouth, MA 02540
Individually Owned
14-yr Hold
Free & Clear
Property ID
US38-1900064
For Lease
1 / 28
$24 SF/Yr
10 County Rd, West Falmouth, MA 02540
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Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2015
Construction
FRAME
Total area
3,334 SF
Lot
0.39 ac (16,801 SF)
Zoning code
BU
APN
FALM 05 S:07 P:011 L:000
UPID
US38-1900064
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
by Request
CAP Approach
CAP
$1.15M
Comparable Approach
Comparable
$1.10M
Blend (final)
Blend
$1.16M
Owner & transaction history
Pal RT · 14 yrs held
Pal RT
since 2012
2 recorded transactions
Zoning & alternative use
BU · North Falmouth, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$970,000
+29.3%
Retail stores
$755,000
+0.5%
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 West Falmouth submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs West Falmouth 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%
$1,245,000
6.5%
$1,150,000
7%
$1,070,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$750,000
Current use
COMMERCIAL (GENERAL)
$970,000
Change: +29% · Conversion: Easy
RETAIL STORES
$755,000
Change: +0% · Conversion: Moderate
Blend value · Realmo final
$1.16M
Range $1.04M – $1.28M · ±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
$348 / 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
$5,591
Tax year 2024
Assessed value
$890,300
Assessed 2024
Previous assessed
$777,100
+14.6% YoY
Effective rate
0.63%
On assessed value
Assessed land
$362,100
Assessed improvement
$528,200
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
For Lease
Year built
2015
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Units
1
Rooms
16
Bathrooms
4
Total area
3,334 SF
Lot
0.39 ac (16,801 SF)
Zoning code
BU
APN
FALM 05 S:07 P:011 L:000
UPID
US38-1900064
Jurisdiction
FALMOUTH
Zoning & alternative use
BU · North Falmouth, MA
Zoning BU · permitted uses
BU · North Falmouth, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
North Falmouth. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$750,000
COMMERCIAL (GENERAL)
Est. value
$970,000
RETAIL STORES
Est. value
$755,000
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
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
2015
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Units
1
Rooms
16
Bathrooms
4
Lot
0.39 ac
Current owner
From public records · entity-resolved
Pal RT
Individual
Free & Clear · 14 yrs held
Mailing address
PO BOX 707, CATAUMET, MA 02534-0707
Ownership since
2012
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 30, 2012
$200,000
Pal RT
Mcardle Ft
Grant Deed
—
Aug 13, 2010
$1
John Mcardle
Mcardle,john
Grant Deed
related
—
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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