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Property profile & analytics
FOR SALE
Investment properties
12 Winthrop St Provincetown, MA 02657
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US38-0153443
For Sale
1 / 32
$5,900,000
12 Winthrop St, Provincetown, MA 02657
View Listing →
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1850
Construction
FRAME
Total area
6,674 SF
Lot
0.15 ac (6,621 SF)
Zoning code
RES3
APN
PROV M:7-2 P:115
UPID
US38-0153443
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
-
The Mercury Hotel Provincetown Hotel & Motel
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.25M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.39M
Blend (final)
Blend
$2.42M
Owner & transaction history
Mercury Hotel Propco LLC · 4 yrs held
Mercury Hotel Propco LLC
since 2022
Last sale
$2.6M
7 recorded transactions
Zoning & alternative use
RES3 · Provincetown, 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 Provincetown submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Provincetown 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
$2,440,000
ML approach
$2,245,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$2.42M
Range $2.18M – $2.66M · ±10% · vs last sale $2.60M (Feb 1 2022)
Last sale anchor
$2.60M
Feb 1 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
$363 / 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 2016Property tax & assessments
Tax year 2016
Tax billed
$10,854
Tax year 2016
Assessed value
$3,125,200
Assessed 2024
Previous assessed
$3,125,200
+0.0% YoY
Effective rate
0.35%
On assessed value
Assessed land
$1,525,500
Assessed improvement
$1,599,700
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
For Sale
Year built
1850
Construction
FRAME
Heating
HOT WATER
Buildings
1
Stories
2
Units
1
Rooms
20
Bathrooms
16
Total area
6,674 SF
Lot
0.15 ac (6,621 SF)
Zoning code
RES3
APN
PROV M:7-2 P:115
UPID
US38-0153443
Jurisdiction
PROVINCETOWN
Zoning & alternative use
RES3 · Provincetown, MA
Zoning RES3 · permitted uses
RES3 · Provincetown, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Provincetown. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1850
Construction
FRAME
Heating
HOT WATER
Stories
2
Buildings
1
Units
1
Rooms
20
Bathrooms
16
Lot
0.15 ac
Current owner
From public records · entity-resolved
Mercury Hotel Propco LLC
Entity
Mailing address
12 WINTHROP ST, PROVINCETOWN, MA 02657-2108
Mailing matches property
Yes
Owner-occupied
Yes
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 1, 2022
$2,601,450
Mercury Hotel Propco LLC
12 Winthrop Street RT
Quit Claim Arm's Length For Ne States
$2,023,350 · Cape Cod Five Cents Savings Bank
Jul 29, 2020
—
12 Winthrop Street RT
—
Deed
related
$130,339 · Seamens Savings Bank
Feb 1, 2008
—
12 Winthrop Street RT
—
Deed Of Trust
related
$100,000 · Horizons Intl Corp
Mar 28, 2005
$2,425,000
12 Winthrop Street RT
Winthrop Nt
Grant Deed
$1,687,500 · Seamens Savings Bank
Mar 28, 2005
—
12 Winthrop Street RT
—
Deed Of Trust
related
$385,000 · New Horizons Inatl Co
Feb 21, 2003
—
Winthrop Nt
—
Deed Of Trust
related
$850,000 · Fleet National Bank
Feb 19, 1998
—
Winthrop Nt
—
Deed Of Trust
related
$25,000 · Bankboston Development Co LLC
Feb 2, 1994
$700,000
Winthrop Nt
Calkins,patrick
Grant Deed
$425,000 · Seamens Savings Bank
Feb 2, 1994
—
Winthrop Nt
—
Deed Of Trust
related
$50,000 · Zenon Grzybowski
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
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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