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Property profile & analytics
OFF-MARKET
Estimated value
$560,000
Investment properties
21 Brewster Cross Rd Orleans, MA 02653-3339
Entity Owned
9-yr Hold
~
Est. High Equity
Property ID
US38-2552647
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
2011
Construction
FRAME
Total area
2,496 SF
Lot
0.46 ac (20,038 SF)
Zoning code
LB
APN
ORLE M:033.0 B:0093 L:0000.0
UPID
US38-2552647
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
-
Dr. William E. Dworet Physician
-
Peters Engineering Structural Engineer
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$535k
Comparable Approach
Comparable
$582k
Blend (final)
Blend
$560k
Owner & transaction history
C & P Land Holders LLC · 9 yrs held
C & P Land Holders LLC
since 2017
5 recorded transactions
Zoning & alternative use
LB · Orleans, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$565,000
+2.0%
Office building
$560,000
+1.6%
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 Orleans submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Orleans 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%
$580,000
6.5%
$535,000
7%
$495,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$555,000
Current use
RETAIL STORES
$565,000
Change: +2% · Conversion: Easy
OFFICE BUILDING
$560,000
Change: +2% · Conversion: Easy
Blend value · Realmo final
$560k
Range $504k – $616k · ±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
$224 / 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
$5,438
Tax year 2024
Assessed value
$848,400
Assessed 2024
Previous assessed
$848,400
+0.0% YoY
Effective rate
0.64%
On assessed value
Assessed land
$198,400
Assessed improvement
$650,000
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
2011
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Bathrooms
3
Total area
2,496 SF
Lot
0.46 ac (20,038 SF)
Zoning code
LB
APN
ORLE M:033.0 B:0093 L:0000.0
UPID
US38-2552647
Jurisdiction
ORLEANS
Zoning & alternative use
LB · Orleans, MA
Zoning LB · permitted uses
LB · Orleans, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Orleans. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$555,000
RETAIL STORES
Est. value
$565,000
OFFICE BUILDING
Est. value
$560,000
COMMERCIAL (GENERAL) Current
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
2011
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Bathrooms
3
Lot
0.46 ac
Current owner
From public records · entity-resolved
C & P Land Holders LLC
Entity
Mailing address
167 RT 6A, ORLEANS, MA 02653-3244
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 9, 2017
$551,600
C & P Land Holders LLC
Cross Road Landing LLC
Quit Claim Deed
$300,000 · Rockland Tr
Aug 7, 2013
$459,000
Cross Road Landing LLC
Seppala,brian M & Brianna G
Quit Claim Deed
—
Oct 5, 2009
$150,000
Brian M Seppala
Weber,ryan M
Grant Deed
—
Jul 23, 2004
$170,000
Ryan M Weber
Hinrichs,david G
Grant Deed
$136,000 · Sovereign Bank
—
—
Cross Road Landing LLC
—
Deed Of Trust
related
$200,000 · Bank Of Cape Cod
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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