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Property profile & analytics
OFF-MARKET
Estimated value
$675,000
Industrial properties
10 Jan Sebastian Dr 4 Sandwich, MA 02563-2378
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US38-1143819
Property profile
Verified
Property type
Industrial properties
Use group
CONDOMINIUMS (INDUSTRIAL)
Year built
1985
Construction
STEEL FRAME
Total area
3,458 SF
Zoning code
IND
APN
SAND M:0027 B:0043 L:0004
UPID
US38-1143819
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
-
Calvary Chapel of Cape Cod Church
-
Clambakes, Etc. Take-out & Catering Catering Service
-
JCM Service Inc General Contractor Construction Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$630k
CAP Approach
CAP
$770k
Comparable Approach
Comparable
$597k
Blend (final)
Blend
$675k
Owner & transaction history
Apcon Realty LLC · 3 yrs held
Apcon Realty LLC
since 2022
Last sale
$688,500
5 recorded transactions
Zoning & alternative use
IND · Sandwich, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$785,000
+47.6%
Office building
$780,000
+46.9%
Commercial (general)
$775,000
+46.4%
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 Sandwich submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sandwich 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
$585,000
ML approach
$630,000
CAP Approach
CAP Return
Estimation
6%
$830,000
6.5%
$770,000
7%
$715,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$530,000
Current use
RETAIL STORES
$785,000
Change: +48% · Conversion: Moderate
OFFICE BUILDING
$780,000
Change: +47% · Conversion: Difficult
COMMERCIAL (GENERAL)
$775,000
Change: +46% · Conversion: Difficult
AUTO REPAIR, GARAGE
$590,000
Change: +12% · Conversion: Easy
Blend value · Realmo final
$675k
Range $608k – $743k · ±10% · vs last sale $689k (Aug 2 2022)
Last sale anchor
$689k
Aug 2 2022
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
$195 / 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
$6,231
Tax year 2024
Assessed value
$576,900
Assessed 2024
Previous assessed
$415,900
+38.7% YoY
Effective rate
1.08%
On assessed value
Assessed improvement
$576,900
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Industrial properties
Use group
CONDOMINIUMS (INDUSTRIAL)
Status
Off-Market
Year built
1985
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Total area
3,458 SF
Zoning code
IND
APN
SAND M:0027 B:0043 L:0004
UPID
US38-1143819
Jurisdiction
SANDWICH
Zoning & alternative use
IND · Sandwich, MA
Zoning IND · permitted uses
IND · Sandwich, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Sandwich. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$530,000
RETAIL STORES
Est. value
$785,000
OFFICE BUILDING
Est. value
$780,000
COMMERCIAL (GENERAL)
Est. value
$775,000
AUTO REPAIR, GARAGE
Est. value
$590,000
INDUSTRIAL (GENERAL) Current
RETAIL STORES
OFFICE BUILDING
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
1985
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Current owner
From public records · entity-resolved
Apcon Realty LLC
Entity
Mailing address
4830 FALMOUTH RD, COTUIT, MA 02635-2513
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 2, 2022
$688,500
Apcon Realty LLC
Briar Patch T
Condominium Deed
$550,800 · Td Bank NA
Mar 11, 2002
—
Briar Patch RT
—
Deed Of Trust
related
$370,000 · Compass Bank For Savings
Jun 8, 1993
$27,405
Mark Wisentaner
Dbt Corp
Grant Deed
—
Dec 3, 1992
$72,000
Dbt Corp
Barry,frederick G JR
Grant Deed
—
—
—
Patch T Briar
—
Deed Of Trust
related
$410,000 · Michael A Santos
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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