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Property profile & analytics
OFF-MARKET
Investment properties
10 Water St, Mattapoisett, MA 02739-2047
Individually Owned
26-yr Hold
Property ID
US38-0859508
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1978
Construction
FRAME
Total area
2,464 SF
Lot
0.06 ac (2,772 SF)
Zoning code
VR1
APN
MATT M:9.0 L:186.0
UPID
US38-0859508
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
-
Town Wharf General Store Specialty Food Shop
-
Demakis Family Real Estate Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Jocelyn D Daluz · 26 yrs held
Jocelyn D Daluz
since 1999
7 recorded transactions
Zoning & alternative use
VR1 · Mattapoisett, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Mattapoisett submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Mattapoisett 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$9,486
Tax year 2024
Assessed value
$902,600
Assessed 2024
Previous assessed
$835,861
+8.0% YoY
Effective rate
1.05%
On assessed value
Assessed land
$623,300
Assessed improvement
$279,300
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1978
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Units
2
Rooms
5
Bathrooms
2
Total area
2,464 SF
Lot
0.06 ac (2,772 SF)
Zoning code
VR1
APN
MATT M:9.0 L:186.0
UPID
US38-0859508
Jurisdiction
MATTAPOISETT
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
VR1 · Mattapoisett, MA
Zoning VR1 · permitted uses
VR1 · Mattapoisett, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Mattapoisett. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1978
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Units
2
Rooms
5
Bathrooms
2
Lot
0.06 ac
Current owner
From public records · entity-resolved
Jocelyn D Daluz
Individual
Mailing address
PO BOX 1713, MATTAPOISETT, MA 02739-0445
Ownership since
1999
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 7, 2009
—
Christopher M Demakis
—
Deed Of Trust
related
$410,000 · Mayflower Capital Bank
Sep 10, 2008
—
Christopher M Demakis
—
Deed Of Trust
related
$100,000 · Mayflower Capital Bank
Sep 14, 2005
—
Christopher M Demakis
—
Deed Of Trust
related
$359,650 · Mayflower Capital Bank
Feb 23, 2005
—
Christopher M Demakis
—
Deed Of Trust
related
$40,000 · Plymouth Savings Bank
Dec 9, 2002
—
Christopher M Demakis
—
Deed Of Trust
related
$370,000 · Mayflower Capital Bank
Dec 24, 2001
—
Christopher M Demakis
—
Deed Of Trust
related
$25,000 · Plymouth Savings Bank
Apr 2, 2001
—
Christopher M Demakis
—
Deed Of Trust
related
$359,000 · Revere Fsla
Dec 8, 2000
—
Christopher M Demakis
—
Deed Of Trust
related
$332,000 · Plymouth Savings Bank
Sep 23, 1999
$370,000
Jocelyn D Daluz
Wood,robert G
Grant Deed
—
Sep 23, 1999
—
Christopher M Demakis
—
Deed Of Trust
related
$330,000 · Plymouth Mortgage Corp
Apr 26, 1988
—
Robert G Wood
—
Deed Of Trust
related
$40,000 · Plymouth Mortgage Corp
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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