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Property profile & analytics
OFF-MARKET
Estimated value
$2,235,000
Investment properties
13 Uncas Ave, Oak Bluffs, MA 02557
Individually Owned
18-yr Hold
~
Est. High Equity
Property ID
US38-1228725
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
2014
Construction
STEEL FRAME
Total area
12,467 SF
Lot
0.62 ac (27,134 SF)
Zoning code
B1
APN
OAKB M:0011 B:0153 L:001
UPID
US38-1228725
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.42M
Blend (final)
Blend
$2.24M
Owner & transaction history
Grace A Reeves · 18 yrs held
Grace A Reeves
since 2007
7 recorded transactions
Zoning & alternative use
B1 · Oak Bluffs, 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 Oak Bluffs submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Oak Bluffs 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$2.24M
Range $2.01M – $2.46M · ±10%
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
$179 / 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 2021Property tax & assessments
Tax year 2021
Tax billed
$22,088
Tax year 2021
Assessed value
$3,724,000
Assessed 2024
Previous assessed
$3,724,000
+0.0% YoY
Effective rate
0.59%
On assessed value
Assessed land
$1,300,400
Assessed improvement
$2,423,600
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
2014
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Units
1
Bathrooms
2
Total area
12,467 SF
Lot
0.62 ac (27,134 SF)
Zoning code
B1
APN
OAKB M:0011 B:0153 L:001
UPID
US38-1228725
Jurisdiction
OAK BLUFFS
Zoning & alternative use
B1 · Oak Bluffs, MA
Zoning B1 · permitted uses
B1 · Oak Bluffs, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Oak Bluffs. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
2014
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Units
1
Bathrooms
2
Lot
0.62 ac
Current owner
From public records · entity-resolved
Grace A Reeves
Individual
Mailing address
PO BOX 1408, VINEYARD HAVEN, MA 02568-0945
Ownership since
2007
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 27, 2023
—
Three G LLC
—
Deed
related
$60,000 · Clayton Trading Co Ll
Sep 13, 2023
—
Three G LLC
—
Deed
related
$4,250,000 · Rockland Trust Co
Sep 16, 2021
—
3g LLC
—
Deed
related
$2,000,000 · Larkin B Reeves Ft
Jun 2, 2011
—
Larkin B Reeves
—
Deed Of Trust
related
$1,125,000 · East Boston Savings Bank
Dec 30, 2008
—
Grace A Reeves
—
Deed Of Trust
related
$1,000,000 · Interim Capital LLC
Oct 31, 2007
$810,000
Grace A Reeves
Graves,robert L JR
Grant Deed
$250,000 · Bank Of America
Dec 11, 2006
—
Robert L Graves JR.
—
Deed Of Trust
related
$62,500 · Wayne S Henderson
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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