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Property profile & analytics
OFF-MARKET
Estimated value
$670,000
Residential income homes
28 Park Ave, South Kingstown, RI 02879-6640
Individually Owned
17-yr Hold
Absentee Owner
Property ID
US76-0224893
Property profile
Verified
Property type
Residential income homes
Use group
BOARDING/ROOMING HOUSE
Year built
1903
Total area
6,424 SF
Lot
0.77 ac (33,541 SF)
Zoning code
R20
APN
SKIN P:092-2 L:000184
UPID
US76-0224893
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
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$670k
Owner & transaction history
James C Gardner · 17 yrs held
James C Gardner
since 2009
5 recorded transactions
Zoning & alternative use
R20 · South Kingstown, 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 South Kingstown submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs South Kingstown 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$855,000
Change: 0% · Conversion: Difficult
COMMERCIAL (GENERAL)
$785,000
Change: 0% · Conversion: Moderate
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
$104 / 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
$9,993
Tax year 2024
Assessed value
$904,300
Assessed 2024
Previous assessed
$902,700
+0.2% YoY
Effective rate
1.11%
On assessed value
Assessed land
$459,800
Assessed improvement
$444,500
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
Residential income homes
Use group
BOARDING/ROOMING HOUSE
Status
Off-Market
Year built
1903
Heating
HOT WATER
Buildings
1
Stories
3
Units
25
Bathrooms
13
Total area
6,424 SF
Lot
0.77 ac (33,541 SF)
Zoning code
R20
APN
SKIN P:092-2 L:000184
UPID
US76-0224893
Jurisdiction
SOUTH KINGSTOWN
Zoning & alternative use
R20 · South Kingstown, RI
Zoning R20 · permitted uses
R20 · South Kingstown, RI
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
South Kingstown. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL)
Est. value
$855,000
COMMERCIAL (GENERAL)
Est. value
$785,000
INDUSTRIAL (GENERAL)
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
1903
Heating
HOT WATER
Stories
3
Buildings
1
Units
25
Bathrooms
13
Lot
0.77 ac
Current owner
From public records · entity-resolved
James C Gardner
Individual
Mailing address
120 BOTKA DR, CHARLESTOWN, RI 02813-3703
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2009
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
May 22, 2009
—
James C Gardner
—
Deed Of Trust
related
$415,000 · Westerly Community Cu
Oct 17, 2008
—
James C Gardner
—
Deed Of Trust
related
$75,000 · Newport Fsb
Jun 20, 2006
—
James S Gardner
—
Deed Of Trust
related
$300,000 · Newport Fsb
Oct 19, 2000
—
James C Gardner
—
Deed Of Trust
related
$33,000 · Washington Trust Co
Jun 5, 1998
—
James C Gardner
—
Deed Of Trust
related
$12,000 · Pierbank Of Narragnst
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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