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Property profile & analytics
OFF-MARKET
Estimated value
$2,740,000
Commercial real estate
131 Water St, Edgartown, MA 02539-8016
Entity Owned
~
Est. High Equity
Property ID
US38-1472244
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Lot
4.39 ac (191,175 SF)
APN
EDGA M:020B B:0107 L:
UPID
US38-1472244
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
$2.84M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.74M
Owner & transaction history
Luce 32-33 LLC
Luce 32-33 LLC
since 2026
Last sale
$2.5M
7 recorded transactions
Zoning & alternative use
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 Edgartown submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Edgartown 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
$3,115,000
ML approach
$2,840,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$2.74M
Range $2.47M – $3.01M · ±10% · vs last sale $2.50M (Jul 6 2021)
Last sale anchor
$2.50M
Jul 6 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
—
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
$55,191
Tax year 2024
Assessed value
$21,643,700
Assessed 2024
Previous assessed
$21,643,700
+0.0% YoY
Effective rate
0.25%
On assessed value
Assessed land
$783,300
Assessed improvement
$20,860,400
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Heating
NONE
Buildings
5
Units
34
Lot
4.39 ac (191,175 SF)
APN
EDGA M:020B B:0107 L:
UPID
US38-1472244
Jurisdiction
EDGARTOWN
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Heating
NONE
Buildings
5
Units
34
Lot
4.39 ac
Current owner
From public records · entity-resolved
Luce 32-33 LLC
Entity
Mailing address
745 BOYLSTON ST, BOSTON, MA 02116-2636
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
30 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 1, 2026
—
Luce 32-33 LLC
Town Of Edgartown
Deed
—
Oct 14, 2025
—
Captain Luce Cottage LLC
Beverly K Thorne
Quitclaim Deed
related
—
Jul 2, 2024
$1,500,000
Anthony D Peso
Tracy Jalbertvenuti
Corporation Deed
$1,050,000 · Washington Trust Mortgage Co
Apr 2, 2024
$1,100,000
Michael Levy
21 Collins LLC
Corporation Deed
$880,000 · Needham Bank
Sep 11, 2023
—
Osbourne51 LLC
Charles D Flack
Corporation Deed
—
Jul 31, 2023
$1,850,000
Charles D Flack
Frank J Wezniak
Corporation Deed
—
Dec 30, 2021
—
Beverly K Thorne
—
Deed
related
$1,511,000 · Cape Cod Five Cents Savings Bank
Dec 27, 2021
$1,800,000
Luce Harbor View LLC
Collins Unit 20 LLC
Corporation Deed
$1,350,000 · Cape Cod Five Cents Savings Bank
Dec 27, 2021
—
Harbor Vw Hotel Owner LLC
—
Deed
related
$5,000,000 · Needham Bank
Dec 6, 2021
$2,250,000
Beverly K Thorne
Rachael Goldfarb
Deed
—
Jul 6, 2021
—
Jennifer Ellen Grant Lt
Mary Jane Grant Ret
Quit Claim Deed
related
—
Jun 3, 2021
$612,500
21 Collins LLC
Nomora LLC
Deed
—
Sep 23, 2019
—
Kyle Ret Trust
Brock-kyle,angela
Quitclaim Deed
—
May 11, 2018
—
Bernard Kyle
—
Deed
related
$500,000 · Keybank USA
Apr 13, 2018
$2,500,000
Revson,eugenia Trust
Harbor View Hotel Owner
Condominium Deed
—
Jan 12, 2018
$30,000,000
Harbor View Hotel Owne
Scout Harbor View Prop
Quit Claim Arm's Length For Ne States
$37,115,000 · Needham Cooperative Bank
Oct 19, 2017
$647,500
Elana R Osborne
Scout Harbor View Prop 1
Quitclaim Deed
—
Jul 3, 2017
$789,000
131 N Water Street LLC
Scout Harbor View Prop 1
Quitclaim Deed
—
May 31, 2017
—
Collins Unit 20 LLC
—
Deed
related
$500,000 · Martha Vineyard Sb
Nov 14, 2016
$1,425,000
Rachael Goldfarb
Scout Harbor View Prop 1
Quitclaim Deed
$926,250 · First Republic Bk
Sep 16, 2016
$1,200,000
Mary J Grant
Scout Harbor View Prop 1
Quitclaim Deed
—
Aug 16, 2016
—
Hohm,dale M Trust
Hohm,dale
Quitclaim Deed
related
—
Aug 8, 2016
$799,000
Dale Hohm
Scout Harbor View Prop
Deed
$559,300 · Washington Trust Mtg
Sep 13, 2013
$3,056,050
Luce 32-33 LLC
Scout Harbor View Prop 1
Condominium Deed
—
May 20, 2013
—
Collins 20 LLC
—
Deed Of Trust
related
$576,000 · Edgartown National Bank
Apr 1, 2013
—
Nan T Wezniak
—
Deed Of Trust
$777,250 · Washington Trust Co
Mar 20, 2013
$1,110,361
Nan T Wezniak
Scout Harbor View Props
Condominium Deed
$777,250 · Washington Trust Co
Sep 19, 2012
$1
Harbor Vw Prop 1 Scout
Harbor View Hotel Condos
Grant Deed
—
May 25, 2012
—
Harbor View Props 2 Scout
—
Deed Of Trust
related
$40,500,000 · Scout Harborview Property 1 LLC
Dec 22, 2006
$31,000,000
Scout Harbor Prop 1 LLC
Marthas Vineyard Assoc RT
Grant Deed
$83,410,215 · Lehman Brothers Holdings INC
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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