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Property profile & analytics
OFF-MARKET
Estimated value
$1,000,000
Office buildings
10 Rose Morin Ln Falmouth, MA 02540-3331
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US38-1319326
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1974
Construction
STEEL FRAME
Total area
3,500 SF
Lot
0.33 ac (14,336 SF)
Zoning code
B2
APN
FALM 39 S:21 P:006D L:000B
UPID
US38-1319326
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
-
Bennett Plumbing & Heating Inc Plumbing Service General Contractor
-
Seven Stars Academy of Martial Arts Training Center Sports School
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.00M
CAP Approach
CAP
$1.21M
Comparable Approach
Comparable
$689k
Blend (final)
Blend
$1.00M
Owner & transaction history
Devaughan LLC · 2 yrs held
Devaughan LLC
since 2024
Last sale
$1.0M
5 recorded transactions
Zoning & alternative use
B2 · Falmouth, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
sion or radio antenna subject to MGL c. 409A, § 3 Facilities exceeding 50 feet above ground level SP-Z SP-Z SP-Z Wind energy system Subject to the requirements of § 240-9.9 SP-Z SP-Z N § 240-6.2 Business Districts (B-1, B-2, B-3, BR) § 240-6.2A Districts (1) B-1 Business 1 (2) B-2 Business 2 (3) B-3 Business 3 (4) BR Business Redevelopment § 240-6.2B Use Tab…
Zone name
Business 2
General category
COMMERCIAL
Zone area
324.71 ac
Top alternative use upside
Retail stores
$790,000
+2.7%
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 Falmouth submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs 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
$1,000,000
ML approach
$1,000,000
CAP Approach
CAP Return
Estimation
6%
$1,310,000
6.5%
$1,210,000
7%
$1,120,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$770,000
Current use
RETAIL STORES
$790,000
Change: +3% · Conversion: Moderate
COMMERCIAL (GENERAL)
$660,000
Change: -14% · Conversion: Easy
Blend value · Realmo final
$1.00M
Range $900k – $1.10M · ±10% · vs last sale $1.00M (May 24 2024)
Last sale anchor
$1.00M
May 24 2024
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
$286 / 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
$3,899
Tax year 2024
Assessed value
$620,800
Assessed 2024
Previous assessed
$620,800
+0.0% YoY
Effective rate
0.63%
On assessed value
Assessed land
$313,700
Assessed improvement
$307,100
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1974
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
1
Bathrooms
2
Total area
3,500 SF
Lot
0.33 ac (14,336 SF)
Zoning code
B2
APN
FALM 39 S:21 P:006D L:000B
UPID
US38-1319326
Jurisdiction
FALMOUTH
Zoning & alternative use
B2 · Falmouth, MAZoning B2 · permitted uses
B2 · Falmouth, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
sion or radio antenna subject to MGL c. 409A, § 3 Facilities exceeding 50 feet above ground level SP-Z SP-Z SP-Z Wind energy system Subject to the requirements of § 240-9.9 SP-Z SP-Z N § 240-6.2 Business Districts (B-1, B-2, B-3, BR) § 240-6.2A Districts (1) B-1 Business 1 (2) B-2 Business 2 (3) B-3 Business 3 (4) BR Business Redevelopment § 240-6.2B Use Table [Amended 11-13-2023 AFTM by Art. 9 , approved 2-15-2024; 4-8-2024 ATM by Art. 35
Zone name
Business 2
General category
COMMERCIAL
Zone area
324.71 ac
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$770,000
RETAIL STORES
Est. value
$790,000
COMMERCIAL (GENERAL)
Est. value
$660,000
OFFICE BUILDING Current
RETAIL STORES
COMMERCIAL (GENERAL)
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
1974
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
1
Bathrooms
2
Lot
0.33 ac
Current owner
From public records · entity-resolved
Devaughan LLC
Entity
Mailing address
10 ROSE MORIN LN, FALMOUTH, MA 02540-3331
Ownership since
2024
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
May 24, 2024
$1,000,000
Devaughan LLC
Maverick RT
Quit Claim Arm's Length For Ne States
$500,000 · Eastern Bank
May 24, 2024
—
Devaughan LLC
—
Deed
related
$413,000 · South Eastern Economic Development
Oct 3, 2001
—
Maverick RT
—
Deed Of Trust
related
$61,136 · Robert A Marshall
Feb 11, 1998
$200,000
Maverick RT
Rjr Dev LLC
Grant Deed
$235,000 · Plymouth Savings Bank
Feb 11, 1998
$295,000
Rjr Dev LLC
Neil A Bennett Ret
Grant Deed
—
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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