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Property profile & analytics
OFF-MARKET
Estimated value
$1,015,000
Investment properties
1222 Stony Brk Rd Brewster, MA 02631-2445
Individually Owned
23-yr Hold
Property ID
US38-2414702
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1965
Construction
FRAME
Total area
2,990 SF
Lot
2.1 ac (91,476 SF)
Zoning code
RESD.
APN
BREW M:47 B:63
UPID
US38-2414702
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
-
Sea Captain Foster Homestead Hotel & Motel Resort
-
Heritage Barn Hotel & Motel Resort
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.28M
CAP Approach
CAP
$640k
Comparable Approach
Comparable
$1.15M
Blend (final)
Blend
$1.02M
Owner & transaction history
Paul F Macdonald · 23 yrs held
Paul F Macdonald
since 2002
Last sale
$1.1M
7 recorded transactions
Zoning & alternative use
RESD. · Brewster, 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 Brewster submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Brewster 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
$1,255,000
ML approach
$1,275,000
CAP Approach
CAP Return
Estimation
6%
$695,000
6.5%
$640,000
7%
$595,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$830,000
Current use
RETAIL STORES
$675,000
Change: -19% · Conversion: Easy
OFFICE BUILDING
$675,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$1.02M
Range $914k – $1.12M · ±10% · vs last sale $1.05M (Jul 17 2020)
Last sale anchor
$1.05M
Jul 17 2020
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
$339 / 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
$9,371
Tax year 2024
Assessed value
$1,376,100
Assessed 2024
Previous assessed
$1,376,100
+0.0% YoY
Effective rate
0.68%
On assessed value
Assessed land
$294,400
Assessed improvement
$1,081,700
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
Off-Market
Year built
1965
Construction
FRAME
Heating
HOT WATER
Buildings
3
Stories
2
Units
1
Rooms
9
Bathrooms
4
Total area
2,990 SF
Lot
2.1 ac (91,476 SF)
Zoning code
RESD.
APN
BREW M:47 B:63
UPID
US38-2414702
Jurisdiction
BREWSTER
Zoning & alternative use
RESD. · Brewster, MA
Zoning RESD. · permitted uses
RESD. · Brewster, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Brewster. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$830,000
RETAIL STORES
Est. value
$675,000
OFFICE BUILDING
Est. value
$675,000
COMMERCIAL (GENERAL) Current
RETAIL STORES
OFFICE BUILDING
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
1965
Construction
FRAME
Heating
HOT WATER
Stories
2
Buildings
3
Units
1
Rooms
9
Bathrooms
4
Lot
2.1 ac
Current owner
From public records · entity-resolved
Paul F Macdonald
Individual
Mailing address
PO BOX 657, YARMOUTH PORT, MA 02675-0657
Ownership since
2002
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 8, 2021
—
Nicolette F Asselin
—
Deed
related
$50,000 · Cape Cod Five Cents Savings Bank
Jan 29, 2021
—
Nicolette F Asselin
—
Deed
related
$600,000 · Cape Cod Five Cents Savings Bank
Jul 17, 2020
—
Nicolette F Asselin
—
Deed
$550,000 · Private Individual
Apr 29, 2004
—
John E Posey
—
Deed Of Trust
related
$50,000 · Citizens Bank Of Ma
Aug 12, 2003
—
John E Posey
—
Deed Of Trust
related
$100,000 · Citizens Bank Of Ma
Jul 11, 2003
—
John E Posey
—
Deed Of Trust
related
$25,000 · Citizens Bank Of Ma
Sep 25, 2002
$900,000
Paul F Macdonald
Diamond Saggsser T1996
Grant Deed
$100,000 · Pride Mortgage INC
Apr 9, 2002
—
Diamond Saggsser Tr 96
—
Deed Of Trust
related
$50,000 · Compass Bank For Savings
Nov 28, 1995
—
Jack M Saggsser JR.
—
Deed Of Trust
related
$60,000 · Sandwich Cp Bank
—
—
Nicolette F Asselin
—
Deed Of Trust
$550,000 · Private Individual
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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