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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
Zoning description
ewer) 45,000 125 20% 35 20 40 30 20 40 15 10 Two-Household Detached Structure or Single-Household Detached Structure with Accessory Apartment (without public sewer) 60,000 125 20% 35 20 40 30 20 40 15 10 ZONING DISTRICT R20 All Permitted Uses (except as set forth below) 20,000 100 25% 35 15 35 25 15 35 10 10 1 Two-Household Detached Structure or Single-House…
Zone name
Medium High Density Residential District
General category
RESIDENTIAL
Zone area
2,266.27 ac
Source
Code of Ordinances
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
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
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, RIZoning 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
Zoning description
ewer) 45,000 125 20% 35 20 40 30 20 40 15 10 Two-Household Detached Structure or Single-Household Detached Structure with Accessory Apartment (without public sewer) 60,000 125 20% 35 20 40 30 20 40 15 10 ZONING DISTRICT R20 All Permitted Uses (except as set forth below) 20,000 100 25% 35 15 35 25 15 35 10 10 1 Two-Household Detached Structure or Single-Household Detached Structure with Accessory Apartment (with public sewer) 30,000 100 25%
Zone name
Medium High Density Residential District
General category
RESIDENTIAL
Zone area
2,266.27 ac
Source
Code of Ordinances
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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