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Property profile & analytics
OFF-MARKET
Estimated value
$960,000
Investment properties
18-20 Water St, Rockland, MA 02370
Entity Owned
4-yr Hold
Property ID
US38-0137567
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1900
Construction
FRAME
Total area
3,677 SF
Lot
0.08 ac (3,375 SF)
Zoning code
BUSINE
APN
ROCK M:45 B:0 L:68
UPID
US38-0137567
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
$975k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.05M
Blend (final)
Blend
$960k
Owner & transaction history
Bns LLC · 4 yrs held
Bns LLC
since 2021
Last sale
$890,000
7 recorded transactions
Zoning & alternative use
BUSINE · Rockland, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$765,000
+13.9%
Auto repair, garage
$760,000
+13.6%
Office building
$745,000
+10.9%
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 Rockland submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Rockland 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
$985,000
ML approach
$975,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$670,000
Current use
RETAIL STORES
$765,000
Change: +14% · Conversion: Easy
AUTO REPAIR, GARAGE
$760,000
Change: +14% · Conversion: Difficult
OFFICE BUILDING
$745,000
Change: +11% · Conversion: Easy
Blend value · Realmo final
$960k
Range $864k – $1.06M · ±10% · vs last sale $890k (Oct 1 2021)
Last sale anchor
$890k
Oct 1 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
$261 / 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
$12,762
Tax year 2024
Assessed value
$907,700
Assessed 2024
Previous assessed
$828,900
+9.5% YoY
Effective rate
1.41%
On assessed value
Assessed land
$217,500
Assessed improvement
$690,200
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
1900
Construction
FRAME
Heating
HOT WATER
Buildings
1
Stories
3
Bathrooms
6
Total area
3,677 SF
Lot
0.08 ac (3,375 SF)
Zoning code
BUSINE
APN
ROCK M:45 B:0 L:68
UPID
US38-0137567
Jurisdiction
ROCKLAND
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
BUSINE · Rockland, MA
Zoning BUSINE · permitted uses
BUSINE · Rockland, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Rockland. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$670,000
RETAIL STORES
Est. value
$765,000
AUTO REPAIR, GARAGE
Est. value
$760,000
OFFICE BUILDING
Est. value
$745,000
COMMERCIAL (GENERAL) Current
RETAIL STORES
AUTO REPAIR, GARAGE
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
1900
Construction
FRAME
Heating
HOT WATER
Stories
3
Buildings
1
Bathrooms
6
Lot
0.08 ac
Current owner
From public records · entity-resolved
Bns LLC
Entity
Mailing address
1146 OLIVER AVE APT C, SAN DIEGO, CA 92109-5139
Ownership since
2021
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
Oct 1, 2021
$890,000
Bns LLC
Kevin Kane LLC
Quit Claim Arm's Length For Ne States
$667,500 · Abington Bank
Dec 1, 2020
$340,000
Kevin Kane LLC
18 E Water
Quit Claim Deed
$584,500 · Legacy Private Lendin
Apr 11, 2017
$392,500
18 East Water Street Realty Trust
East Water Street Real Trust
Quit Claim Deed
—
Oct 31, 2003
$400,000
East Water St. RT
18-20 East Water St RT
Grant Deed
related
$290,000 · Gary Needham
Feb 4, 2002
—
18-20 East Water St. RT
—
Deed Of Trust
related
$150,000 · Abington Savings Bank
Dec 17, 1999
$190,000
18-20 East Water St. RT
Berry,thomas A
Grant Deed
$152,000 · Bank Of Canton
Mar 9, 1998
$125,000
Thomas A Berry
Dickens RT
Grant Deed
$120,000 · Bank Of Canton
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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