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Property profile & analytics
OFF-MARKET
Estimated value
$2,400,000
Investment properties
176 Main St Falmouth, MA 02540-2765
Individually Owned
2-yr Hold
~
Est. High Equity
Property ID
US38-0648539
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1922
Construction
FRAME
Total area
8,523 SF
Lot
0.43 ac (18,901 SF)
Zoning code
B1
APN
FALM 38A S:09 P:013 L:000
UPID
US38-0648539
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 Bags (Bike/Boat/Book/etc) Store Clothing & Fashion Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.47M
CAP Approach
CAP
$1.83M
Comparable Approach
Comparable
$1.74M
Blend (final)
Blend
$2.40M
Owner & transaction history
Spellbound High Pt Prop L · 2 yrs held
Spellbound High Pt Prop L
since 2023
Last sale
$2.9M
4 recorded transactions
Zoning & alternative use
B1 · Falmouth, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.1M
+31.0%
Retail stores
$1.9M
+19.7%
Office building
$1.9M
+16.5%
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 Falmouth submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Falmouth 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
$2,515,000
ML approach
$2,470,000
CAP Approach
CAP Return
Estimation
6%
$1,980,000
6.5%
$1,830,000
7%
$1,700,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,610,000
Current use
RESTAURANT
$2,110,000
Change: +31% · Conversion: Difficult
RETAIL STORES
$1,930,000
Change: +20% · Conversion: Easy
OFFICE BUILDING
$1,880,000
Change: +16% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,460,000
Change: -10% · Conversion: Difficult
Blend value · Realmo final
$2.40M
Range $2.16M – $2.64M · ±10% · vs last sale $2.93M (Aug 4 2023)
Last sale anchor
$2.93M
Aug 4 2023
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
$282 / 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
$11,450
Tax year 2024
Assessed value
$1,823,200
Assessed 2024
Previous assessed
$1,823,200
+0.0% YoY
Effective rate
0.63%
On assessed value
Assessed land
$526,200
Assessed improvement
$1,297,000
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
1922
Construction
FRAME
Heating
FORCED AIR
Buildings
1
Stories
2
Units
11
Rooms
16
Bathrooms
11
Total area
8,523 SF
Lot
0.43 ac (18,901 SF)
Zoning code
B1
APN
FALM 38A S:09 P:013 L:000
UPID
US38-0648539
Jurisdiction
FALMOUTH
Zoning & alternative use
B1 · Falmouth, MA
Zoning B1 · permitted uses
B1 · Falmouth, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Falmouth. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.6M
RESTAURANT
Est. value
$2.1M
RETAIL STORES
Est. value
$1.9M
OFFICE BUILDING
Est. value
$1.9M
AUTO REPAIR, GARAGE
Est. value
$1.5M
COMMERCIAL (GENERAL) Current
RESTAURANT
RETAIL STORES
OFFICE BUILDING
AUTO REPAIR, GARAGE
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
1922
Construction
FRAME
Heating
FORCED AIR
Stories
2
Buildings
1
Units
11
Rooms
16
Bathrooms
11
Lot
0.43 ac
Current owner
From public records · entity-resolved
Spellbound High Pt Prop L
Individual
Mailing address
176 MAIN ST, FALMOUTH, MA 02540-2765
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 27, 2024
—
Spellbound Highpoint Prop
—
Deed
related
$500,000 · Rockland Trust Co
Aug 4, 2023
$2,925,000
Spellbound High Pt Prop L
Sandra J Digiovanni T
Quit Claim Arm's Length For Ne States
$2,200,000 · Rockland Trust Co
Nov 16, 2007
$1
J Digiovanni T Sandra
Digiovanni,gerald
Grant Deed
—
Sep 15, 2000
$740,000
Gerald Digiovanni
Millard,maxwell D JR
Grant Deed
$592,000 · Thomas M Sykes
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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