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Property profile & analytics
OFF-MARKET
Estimated value
$3,945,000
Commercial real estate
25 Simpsons Ln, Edgartown, MA 02539
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US38-1774423
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Lot
0.2 ac (8,745 SF)
APN
EDGA M:020D B:0224 L:2
UPID
US38-1774423
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
$4.44M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.95M
Owner & transaction history
25 Simpsons Ln LLC · 1 yrs held
25 Simpsons Ln LLC
since 2025
Last sale
$3.4M
7 recorded transactions
Zoning & alternative use
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 Edgartown submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Edgartown 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
$4,635,000
ML approach
$4,440,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$3.95M
Range $3.55M – $4.34M · ±10% · vs last sale $3.35M (Jun 5 2025)
Last sale anchor
$3.35M
Jun 5 2025
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
$6,836
Tax year 2024
Assessed value
$2,680,800
Assessed 2024
Previous assessed
$2,680,800
+0.0% YoY
Effective rate
0.25%
On assessed value
Assessed land
$1,852,300
Assessed improvement
$828,500
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Heating
NONE
Buildings
2
Units
5
Lot
0.2 ac (8,745 SF)
APN
EDGA M:020D B:0224 L:2
UPID
US38-1774423
Jurisdiction
EDGARTOWN
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Heating
NONE
Buildings
2
Units
5
Lot
0.2 ac
Current owner
From public records · entity-resolved
25 Simpsons Ln LLC
Entity
Mailing address
30 ADAMS ST, MILTON, MA 02186-3412
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 5, 2025
$3,350,000
25 Simpsons Ln LLC
Lightkeepers RT
Deed
$2,950,000 · Lightkeepers Realty T
Jun 30, 2022
—
Light Keeper S RT
—
Deed
related
—
May 26, 2022
—
Light Keepers RT
—
Deed
related
$3,000,000 · Rockland Trust Co
Apr 29, 2022
$2,900,000
Light Keepers RT
John T Chirgwin T
Quit Claim Arm's Length For Ne States
—
Nov 12, 2010
—
John T Chirgwin
—
Deed Of Trust
related
$790,000 · Hingham Institute For Savings
Feb 19, 2004
$375,000
John T Chirgwin
Chirgwin,james E
Grant Deed
related
—
Dec 31, 2003
$1
James E Chirgwin
Chirgwin RT
Grant Deed
related
—
Nov 3, 1997
$550,000
John T Chirgwin
Hanna,kristine
Grant Deed
$430,000 · Zenon Grzybowski
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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