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Property profile & analytics
OFF-MARKET
Estimated value
$670,000
Investment properties
24-26 Elm St Cohasset, MA 02025
Individually Owned
19-yr Hold
~
Est. High Equity
Property ID
US38-1320738
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1960
Construction
FRAME
Total area
4,174 SF
Lot
0.09 ac (3,881 SF)
Zoning code
VB
APN
COHA M:E5 B:27 L:034
UPID
US38-1320738
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
by Request
CAP Approach
CAP
$620k
Comparable Approach
Comparable
$755k
Blend (final)
Blend
$670k
Owner & transaction history
Francis E Smith · 19 yrs held
Francis E Smith
since 2007
5 recorded transactions
Zoning & alternative use
VB · Cohasset, MA
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 Cohasset submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Cohasset 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%
$670,000
6.5%
$620,000
7%
$575,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,070,000
Current use
Blend value · Realmo final
$670k
Range $603k – $737k · ±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
$161 / 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
$8,977
Tax year 2024
Assessed value
$737,600
Assessed 2024
Previous assessed
$737,600
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$332,800
Assessed improvement
$404,800
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
1960
Construction
FRAME
Heating
HOT WATER
Buildings
1
Stories
3
Units
3
Rooms
12
Bathrooms
3
Total area
4,174 SF
Lot
0.09 ac (3,881 SF)
Zoning code
VB
APN
COHA M:E5 B:27 L:034
UPID
US38-1320738
Jurisdiction
COHASSET
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
VB · Cohasset, MA
Zoning VB · permitted uses
VB · Cohasset, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Cohasset. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.1M
COMMERCIAL (GENERAL) Current
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
1960
Construction
FRAME
Heating
HOT WATER
Stories
3
Buildings
1
Units
3
Rooms
12
Bathrooms
3
Lot
0.09 ac
Current owner
From public records · entity-resolved
Francis E Smith
Individual
Mailing address
25 LEIGH RD, NORWELL, MA 02061-2011
Ownership since
2007
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
Mar 22, 2007
$775,000
Francis E Smith
Ship Cove RT
Grant Deed
—
Mar 22, 2007
—
24 Elm Street RT
—
Deed Of Trust
related
$775,000 · Hingham Institute For Savings
Nov 12, 1996
—
Vanderlugt,victor E Tr
—
Deed Of Trust
related
$130,000 · Hingham Institute For Savings
Feb 24, 1994
—
Ship Cove RT
—
Deed Of Trust
related
$60,000 · Rockland Trust Co
Jun 2, 1993
$245,000
Ship Cove RT
Alphi Trust Est
Grant Deed
$150,000 · Rockland Trust Co
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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