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Property profile & analytics
OFF-MARKET
Estimated value
$4,810,000
Investment properties
176 Main St Sandwich, MA 02563-2269
Entity Owned
22-yr Hold
~
Est. High Equity
Property ID
US38-1409294
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1953
Construction
FRAME
Total area
17,110 SF
Lot
1.68 ac (73,181 SF)
Zoning code
R-1
APN
SAND M:0073 B:0111
UPID
US38-1409294
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
-
Decatur House Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$3.67M
Comparable Approach
Comparable
$5.15M
Blend (final)
Blend
$4.81M
Owner & transaction history
Austin Family LP · 22 yrs held
Austin Family LP
since 2004
7 recorded transactions
Zoning & alternative use
R-1 · Sandwich, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$4.2M
+10.4%
Retail stores
$3.9M
+0.8%
Office building
$3.9M
+0.4%
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 Sandwich submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sandwich 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%
$3,980,000
6.5%
$3,670,000
7%
$3,410,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$3,840,000
Current use
RESTAURANT
$4,240,000
Change: +10% · Conversion: Difficult
RETAIL STORES
$3,870,000
Change: +1% · Conversion: Easy
OFFICE BUILDING
$3,855,000
Change: +0% · Conversion: Easy
Blend value · Realmo final
$4.81M
Range $4.33M – $5.29M · ±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
$281 / 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
$49,605
Tax year 2024
Assessed value
$4,593,100
Assessed 2024
Previous assessed
$4,353,300
+5.5% YoY
Effective rate
1.08%
On assessed value
Assessed land
$504,300
Assessed improvement
$4,088,800
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
1953
Construction
FRAME
Heating
ELECTRIC
Buildings
3
Stories
2
Bathrooms
22
Total area
17,110 SF
Lot
1.68 ac (73,181 SF)
Zoning code
R-1
APN
SAND M:0073 B:0111
UPID
US38-1409294
Jurisdiction
SANDWICH
Zoning & alternative use
R-1 · Sandwich, MA
Zoning R-1 · permitted uses
R-1 · Sandwich, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Sandwich. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$3.8M
RESTAURANT
Est. value
$4.2M
RETAIL STORES
Est. value
$3.9M
OFFICE BUILDING
Est. value
$3.9M
COMMERCIAL (GENERAL) Current
RESTAURANT
RETAIL STORES
OFFICE BUILDING
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
1953
Construction
FRAME
Heating
ELECTRIC
Stories
2
Buildings
3
Bathrooms
22
Lot
1.68 ac
Current owner
From public records · entity-resolved
Austin Family LP
Entity
Mailing address
176 MAIN ST, SANDWICH, MA 02563-2269
Ownership since
2004
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 28, 2019
—
Austin Fam
—
Deed
related
$1,712,000 · Granite St Economic Dev
Jul 10, 2013
—
Austin Family LP
—
Deed Of Trust
related
$3,250,000 · Cape Cod Coop Bank
Apr 7, 2011
—
Austin Family LP
—
Deed Of Trust
related
$1,750,000 · Cape Cod Coop Bank
May 4, 2007
—
Austin Family LP
—
Deed Of Trust
related
$1,250,000 · Faneuil Investors LP
Oct 4, 2006
—
Austin Family LP
—
Deed Of Trust
related
$1,500,000 · Middlebury Employ LLC
Jul 19, 2005
—
Austin Family LP
—
Deed Of Trust
related
$210,000 · Community Bank & Trust Co
Jul 9, 2004
$1
Austin Family LP
Jillson,john S
Grant Deed
related
—
Sep 30, 1997
$398,000
Frances P Austin
Jp Ft
Grant Deed
$318,400 · Peoples Heritage
Oct 29, 1993
—
John M Clarendon
—
Deed Of Trust
related
$226,000 · Gmac Mortgage Corp Pa
Oct 14, 1992
—
John M Clarendon
—
Deed Of Trust
related
$221,000 · Gmac Mortgage Corp Pa
May 12, 1988
—
John M Clarendon
—
Deed Of Trust
related
$124,417 · Chrysler 1st Estn Fin
Jul 29, 1987
—
John M Clarendon
—
Deed Of Trust
related
$232,000 · Wmc Mortgage Corp
—
—
Austin Fam
—
Deed Of Trust
related
$1,712,000 · Granite St Economic Dev
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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