125 Water St Warren, RI 02885-3023
Entity Owned
4-yr Hold
Estimated value (blended)
$715k
Range $644k – $787k (±10%)
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
Current use
Occupant on record · Public records
-
Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$715k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$715k
Owner & transaction history
since 2021
Last sale
$589,000
7 recorded transactions
Zoning & alternative use
VB · Warren, RI
Zoning description
This district includes the central business area off Main Street as well as the business area off Child Street and Metacom Avenue, where permitted business uses are in character and scale with the mixed-use areas of town…
General category
MIXED_USE
Top alternative use upside
Office building
$860,000
+83.7%
Retail stores
$510,000
+8.9%
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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Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 3 comparables with addresses
3 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$715k
Value range
$644k – $787k
±10% around blend
Estimated value / SF
$209 / SF
Confidence
Low
3 county-verified comps
Property data
88
Comparable evidence
30
$644k
blend $715k
$787k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
3,425 SF
Lot area
0.24 ac
Year built
1990
Stories
2
APN
WARR M:2 L:23
Assessed value
$561,700
Annual tax
$7,673
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$381k
Weighted, 3 comps · low confidence
Evidence
3 found · 3 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
8.0 mi away · 3,920 SF
19.3 mi away · 3,420 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$715k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Alternative use screening
Partial preview
Top alternative use
Office Building
Gross theoretical uplift
+84%
vs current-use indication
Retail Stores
Restaurant · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
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.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 3 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$589k
Move the market yield to see immediate price impact.
Value / SF
$172
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%
$37k
$742k
$530k
$412k
$41k
$825k
$589k
$458k
$45k
$907k
$648k
$504k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
3 found
Low confidence · county-verified
Closest comparable
$335k
7.7 mi · Aug 2025 · $140/SF
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
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
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, RIZoning VB · permitted uses
VB · Warren, RI
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
This district includes the central business area off Main Street as well as the business area off Child Street and Metacom Avenue, where permitted business uses are in character and scale with the mixed-use areas of town…
General category
MIXED_USE
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
1990
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Units
1
Bathrooms
3
Lot
0.24 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
VB
MIXED_USE
Jurisdiction
Warren, RI
Recorded code
VB
Official district
VB
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for VB in Warren, RI.
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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