Entity Owned Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1968
Construction
FRAME
Total area
3,436 SF
Lot
77.98 ac (3,396,809 SF)
Zoning code
R-2
APN
SAND M:0014 B:0261
UPID
US38-0344222
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Golf Course
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$735k
Comparable Approach
Comparable
$1.03M
Blend (final)
Blend
$965k
Owner & transaction history
since 2016
2 recorded transactions
Zoning & alternative use
R-2 · Sandwich, MA
Zoning description
To provide for lower-density residential development for those uses allowed in the R1 zone while protecting the quality of air, surface water and ground water of the area.
General category
RESIDENTIAL
Top alternative use upside
Retail stores
$780,000
+0.8%
Office building
$775,000
+0.4%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 12 comparables with addresses
3 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$965k
Value range
$869k – $1.06M
±10% around blend
Estimated value / SF
$281 / SF
Confidence
High
12 county-verified comps
Property data
100
Market benchmarks
100
Comparable evidence
100
$869k
blend $965k
$1.06M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
3,436 SF
Lot area
77.98 ac
Year built
1968
Stories
2
APN
SAND M:0014 B:0261
Zoning
R-2
Assessed value
$1,189,410
Annual tax
$12,846
3
Income approach: direct capitalization
Partial preview
Income approach indication
$735k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$800k
@ 6.5% CAP return
$735k
@ 7% CAP return
$685k
4
Sales comparison
Partial preview
Sales approach indication
$901k
Weighted, 12 comps · high confidence
Evidence
12 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
9.1 mi away · 3,651 SF
9.1 mi away · 2,448 SF
9.2 mi away · 4,104 SF
10.5 mi away · 3,425 SF
10.8 mi away · 2,540 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$965k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 28 sales
$224
+25%
Submarket 28 sales
$216
+30%
County 592 sales
$291
-4%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $281/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Retail Stores
Gross theoretical uplift
+1%
vs current-use indication
Office Building
Commercial (general) · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 12 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$1.19M
Move the market yield to see immediate price impact.
Value / SF
$346
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$75k
$1.50M
$1.07M
$833k
$83k
$1.67M
$1.19M
$925k
$92k
$1.83M
$1.31M
$1.02M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
12 found
High confidence · county-verified
Closest comparable
$825k
3.5 mi · Nov 2025 · $230/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$12,846
Tax year 2024
Assessed value
$1,189,410
Assessed 2024
Effective rate
1.08%
On assessed value
Assessed land
$443,810
Assessed improvement
$745,600
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
1968
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Total area
3,436 SF
Lot
77.98 ac (3,396,809 SF)
Zoning code
R-2
APN
SAND M:0014 B:0261
UPID
US38-0344222
Jurisdiction
SANDWICH
Zoning & alternative use
R-2 · Sandwich, MAZoning R-2 · permitted uses
R-2 · Sandwich, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
To provide for lower-density residential development for those uses allowed in the R1 zone while protecting the quality of air, surface water and ground water of the area.
General category
RESIDENTIAL
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1968
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Lot
77.98 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
R-2
RESIDENTIAL
Jurisdiction
Sandwich, MA
Recorded code
R-2
Official district
R-2
Official district profile
What the municipal code says about R-2
Zoning description
To provide for lower-density residential development for those uses allowed in the R1 zone while protecting the quality of air, surface water and ground water of the area.
General category
RESIDENTIAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for R-2 in Sandwich, MA.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
Cited sourceThe exact document the profile quotes
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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