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Property profile & analytics
OFF-MARKET
Estimated value
$1,530,000
Office buildings
222 Main St, Falmouth, MA 02540-2774
Entity Owned
11-yr Hold
Free & Clear
Property ID
US38-0961188
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1900
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
5,898 SF
Lot
0.09 ac (3,829 SF)
Zoning code
B1
APN
FALM 38A S:09 P:007 L:000
UPID
US38-0961188
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
-
Peggy Nye Cape Cod Realtor Real Estate Agency
-
Krystal Paquin - William Raveis Real Estate Real Estate Agency
-
Betsy Lyons, Realtor, Cape Cod Luxury Real Estate Specialist Real Estate Agency
-
William Raveis Real Estate - Falmouth Real Estate Agency
-
Lisa Peterson Asendorf, Luxury Property Specialist, William Raveis RE Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.04M
Comparable Approach
Comparable
$1.11M
Blend (final)
Blend
$1.53M
Owner & transaction history
Kinchla Properties LLC · 11 yrs held
Kinchla Properties LLC
since 2015
2 recorded transactions
Zoning & alternative use
B1 · Falmouth, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.5M
+12.5%
Retail stores
$1.3M
+2.7%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$2,205,000
6.5%
$2,035,000
7%
$1,890,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,300,000
Current use
RESTAURANT
$1,460,000
Change: +12% · Conversion: Moderate
RETAIL STORES
$1,335,000
Change: +3% · Conversion: Moderate
COMMERCIAL (GENERAL)
$1,115,000
Change: -14% · Conversion: Easy
Blend value · Realmo final
$1.53M
Range $1.38M – $1.68M · ±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
$259 / 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
$6,310
Tax year 2024
Assessed value
$1,004,800
Assessed 2024
Previous assessed
$872,500
+15.2% YoY
Effective rate
0.63%
On assessed value
Assessed land
$396,400
Assessed improvement
$608,400
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1900
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Units
1
Bathrooms
2
Total area
5,898 SF
Lot
0.09 ac (3,829 SF)
Zoning code
B1
APN
FALM 38A S:09 P:007 L:000
UPID
US38-0961188
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
OFFICE BUILDING Current
Est. value
$1.3M
RESTAURANT
Est. value
$1.5M
RETAIL STORES
Est. value
$1.3M
COMMERCIAL (GENERAL)
Est. value
$1.1M
OFFICE BUILDING Current
RESTAURANT
RETAIL STORES
COMMERCIAL (GENERAL)
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
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Units
1
Bathrooms
2
Lot
0.09 ac
Current owner
From public records · entity-resolved
Kinchla Properties LLC
Entity
Free & Clear · 11 yrs held
Mailing address
220 MAIN ST UNIT #101, FALMOUTH, MA 02540-2729
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 21, 2015
—
Kinchla Properties LLC
Kinchla Trust
Quit Claim Deed
related
—
Aug 17, 2007
$1
Kinchla RT
Kinchla,jeanne R
Grant Deed
—
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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