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Property profile & analytics
OFF-MARKET
Estimated value
$900,000
Industrial properties
181 Boyds Ln, Portsmouth, RI 02871-3244
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US76-0193672
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Lot
104.04 ac (4,531,982 SF)
Zoning code
R10
APN
PORT M:013 B:0009
UPID
US76-0193672
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
$900k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$900k
Owner & transaction history
Joseph R Vinagro Prop LLC · 1 yrs held
Joseph R Vinagro Prop LLC
since 2024
Last sale
$900,000
4 recorded transactions
Zoning & alternative use
R10 · Portsmouth, RI
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 Portsmouth submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Portsmouth 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
$900,000
ML approach
$900,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$900k
Range $810k – $990k · ±10% · vs last sale $900k (Oct 16 2024)
Last sale anchor
$900k
Oct 16 2024
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
$7,962
Tax year 2024
Assessed value
$604,100
Assessed 2024
Previous assessed
$604,100
+0.0% YoY
Effective rate
1.32%
On assessed value
Assessed land
$394,200
Assessed improvement
$209,900
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
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
Off-Market
Heating
NONE
Buildings
2
Units
1
Lot
104.04 ac (4,531,982 SF)
Zoning code
R10
APN
PORT M:013 B:0009
UPID
US76-0193672
Jurisdiction
PORTSMOUTH
Zoning & alternative use
R10 · Portsmouth, RI
Zoning R10 · permitted uses
R10 · Portsmouth, RI
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Portsmouth. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Heating
NONE
Buildings
2
Units
1
Lot
104.04 ac
Current owner
From public records · entity-resolved
Joseph R Vinagro Prop LLC
Entity
Mailing address
2208 PLAINFIELD PIKE, JOHNSTON, RI 02919-5731
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
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
Oct 16, 2024
$900,000
Joseph R Vinagro Prop LLC
Jefferson Davis Rlty LLC
Warranty Deed
—
May 26, 2023
—
Jefferson Davis Rlty LLC
—
Deed
related
$13,000,000 · Everest Reinsurance C
Nov 27, 2019
—
Jefferson Davis Realty
—
Deed
related
$7,000,000 · Bankwell Bank
Dec 30, 1999
—
Jefferson Davis LLC
—
Deed Of Trust
related
$1,855,000 · Citizens Bank Of Ri
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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