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Property profile & analytics
OFF-MARKET
Estimated value
$590,000
Turn key restaurants
125 Water St, Warren, RI 02885-3023
Entity Owned
4-yr Hold
Property ID
US76-0025442
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1990
Construction
FRAME
Total area
3,425 SF
Lot
0.24 ac (10,306 SF)
Zoning code
VB
APN
WARR M:2 L:23
UPID
US76-0025442
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
-
Waterdog Kitchen + Bar Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$715k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$590k
Owner & transaction history
125 Water Hldg LLC · 4 yrs held
125 Water Hldg LLC
since 2021
Last sale
$589,000
7 recorded transactions
Zoning & alternative use
VB · Warren, RI
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$860,000
+83.7%
Retail stores
$510,000
+8.9%
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 Warren submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Warren 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
$715,000
ML approach
$715,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$470,000
Current use
OFFICE BUILDING
$860,000
Change: +84% · Conversion: Moderate
RETAIL STORES
$510,000
Change: +9% · Conversion: Easy
Blend value · Realmo final
$590k
Range $531k – $649k · ±10% · vs last sale $589k (Nov 18 2021)
Last sale anchor
$589k
Nov 18 2021
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
$172 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$7,673
Tax year 2023
Assessed value
$561,700
Assessed 2023
Previous assessed
$561,700
+0.0% YoY
Effective rate
1.37%
On assessed value
Assessed land
$140,400
Assessed improvement
$421,300
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1990
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Units
1
Bathrooms
3
Total area
3,425 SF
Lot
0.24 ac (10,306 SF)
Zoning code
VB
APN
WARR M:2 L:23
UPID
US76-0025442
Jurisdiction
WARREN
Zoning & alternative use
VB · Warren, RI
Zoning VB · permitted uses
VB · Warren, RI
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Warren. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT Current
Est. value
$470,000
OFFICE BUILDING
Est. value
$860,000
RETAIL STORES
Est. value
$510,000
RESTAURANT Current
OFFICE BUILDING
RETAIL STORES
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
1990
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Units
1
Bathrooms
3
Lot
0.24 ac
Current owner
From public records · entity-resolved
125 Water Hldg LLC
Entity
Mailing address
125 WATER ST, WARREN, RI 02885-3023
Ownership since
2021
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
May 3, 2024
—
125 Water Hldg LLC
—
Deed
related
$300,000 · Banknewport
Nov 18, 2021
$589,000
125 Water Hldg LLC
Netty LLC
Warranty Deed
$441,750 · Banknewport
Jan 31, 2012
—
Netty LLC
—
Deed Of Trust
related
$184,000 · Ocean State Development INC
Sep 26, 2011
$357,500
Netty LLC
470-474 Frontage Road
Grant Deed
$398,925 · Webster Bank
Aug 31, 2009
$390,000
Frontage Rd 470-474
Gemma,richard L
Grant Deed
—
Jun 3, 2004
$660,000
Novangelus LLC
Nathaniel Porter Inn
Grant Deed
$438,750 · Webster Bank
Nov 27, 2002
$350,000
125 Water St INC
Lynch,robert
Grant Deed
$450,000 · Business Loan Center INC
Nov 27, 2002
—
125 Water St INC
—
Deed Of Trust
related
$75,000 · Robert Lynch
Oct 16, 2001
—
Robert Lynch
—
Deed Of Trust
related
$140,000 · Domestic Bank
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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