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Property profile & analytics
OFF-MARKET
Estimated value
$735,000
Office buildings
115 Orch St, New Bedford, MA 02740-3625
Individually Owned
12-yr Hold
~
Est. High Equity
Property ID
US38-1103022
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1838
Construction
FRAME
Total area
5,107 SF
Lot
0.45 ac (19,798 SF)
Zoning code
RA
APN
NEWB M:0041 L:0005
UPID
US38-1103022
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
-
Lang Xifaras & Bullard Law Firm
-
Weiner Susan F Law Firm
-
Susan Forgue Weiner Law Firm
-
Scott W. Lang Law Firm
-
Gigi D. Tierney Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$719k
Blend (final)
Blend
$735k
Owner & transaction history
Scott W Lang · 12 yrs held
Scott W Lang
since 2014
6 recorded transactions
Zoning & alternative use
RA · New Bedford, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$825,000
+23.3%
Apartment house (5+ units)
$820,000
+22.0%
Neighborhood: shopping center
$780,000
+16.4%
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 New Bedford submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs New Bedford 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$670,000
Current use
AUTO REPAIR, GARAGE
$825,000
Change: +23% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$820,000
Change: +22% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$780,000
Change: +16% · Conversion: Difficult
RESTAURANT
$780,000
Change: +16% · Conversion: Moderate
RETAIL STORES
$765,000
Change: +14% · Conversion: Moderate
WAREHOUSE, STORAGE
$675,000
Change: +1% · Conversion: Difficult
COMMERCIAL (GENERAL)
$665,000
Change: -1% · Conversion: Easy
Blend value · Realmo final
$735k
Range $662k – $809k · ±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
$144 / 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
$14,442
Tax year 2024
Assessed value
$578,600
Assessed 2024
Previous assessed
$578,600
+0.0% YoY
Effective rate
2.50%
On assessed value
Assessed land
$170,200
Assessed improvement
$408,400
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
1838
Construction
FRAME
Heating
RADIANT
Buildings
1
Stories
2
Units
1
Rooms
15
Bathrooms
4
Total area
5,107 SF
Lot
0.45 ac (19,798 SF)
Zoning code
RA
APN
NEWB M:0041 L:0005
UPID
US38-1103022
Jurisdiction
NEW BEDFORD
Zoning & alternative use
RA · New Bedford, MA
Zoning RA · permitted uses
RA · New Bedford, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
New Bedford. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$670,000
AUTO REPAIR, GARAGE
Est. value
$825,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$820,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$780,000
RESTAURANT
Est. value
$780,000
RETAIL STORES
Est. value
$765,000
WAREHOUSE, STORAGE
Est. value
$675,000
COMMERCIAL (GENERAL)
Est. value
$665,000
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
APARTMENT HOUSE (5+ UNITS)
NEIGHBORHOOD: SHOPPING CENTER
RESTAURANT
RETAIL STORES
WAREHOUSE, STORAGE
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
1838
Construction
FRAME
Heating
RADIANT
Stories
2
Buildings
1
Units
1
Rooms
15
Bathrooms
4
Lot
0.45 ac
Current owner
From public records · entity-resolved
Scott W Lang
Individual
Mailing address
115 ORCH ST, NEW BEDFORD, MA 02740-3625
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 2, 2014
$85,000
Scott W Lang
Xifaras,margaret D
Quit Claim Deed
—
Dec 23, 2005
$1
Lx & B
Lsx & B
Grant Deed
related
—
Dec 23, 2005
—
Lx & B
—
Grant Deed
related
$225,000 · Sovereign Bank
Apr 17, 2002
—
Scott W Lang
—
Deed Of Trust
related
$217,000 · Compass Bank For Savings
Jul 8, 1991
—
Scott W Lang
—
Deed Of Trust
related
$317,000 · New Bedford Inst Svgs
Oct 21, 1987
$312,500
Scott W Lang
Perkins,george C
Grant Deed
$325,000 · Bank Of New England
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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