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Property profile & analytics
OFF-MARKET
Estimated value
$875,000
Office buildings
28 Rte 6a Sandwich, MA 02563-1892
Entity Owned
9-yr Hold
~
Est. High Equity
Property ID
US38-1246981
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1980
Construction
FRAME
Total area
2,630 SF
Lot
0.34 ac (14,810 SF)
Zoning code
BL-1
APN
SAND M:0086 B:0059
UPID
US38-1246981
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
$905k
Comparable Approach
Comparable
$799k
Blend (final)
Blend
$875k
Owner & transaction history
Q & A Realty Corp · 9 yrs held
Q & A Realty Corp
since 2017
7 recorded transactions
Zoning & alternative use
BL-1 · Sandwich, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
To provide for moderately dense limited commercial mixed-use, village-style development with local and transient services, while preserving or enhancing ocean views from highways, protecting character of historic environs, preserving or enhancing landscaping, minimizing visibility of parked autos and avoiding creation of hazards or congestion.
Zone name
Business Limited 1
General category
MIXED_USE
Zone area
321.17 ac
Source
Realmo
Top alternative use upside
Retail stores
$595,000
+0.5%
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 Sandwich submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sandwich 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%
$985,000
6.5%
$905,000
7%
$845,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$590,000
Current use
RETAIL STORES
$595,000
Change: +0% · Conversion: Moderate
COMMERCIAL (GENERAL)
$590,000
Change: 0% · Conversion: Easy
Blend value · Realmo final
$875k
Range $788k – $963k · ±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
$333 / 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
$5,735
Tax year 2024
Assessed value
$531,000
Assessed 2024
Previous assessed
$496,900
+6.9% YoY
Effective rate
1.08%
On assessed value
Assessed land
$261,900
Assessed improvement
$269,100
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
1980
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Total area
2,630 SF
Lot
0.34 ac (14,810 SF)
Zoning code
BL-1
APN
SAND M:0086 B:0059
UPID
US38-1246981
Jurisdiction
SANDWICH
Zoning & alternative use
BL-1 · Sandwich, MAZoning BL-1 · permitted uses
BL-1 · Sandwich, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
To provide for moderately dense limited commercial mixed-use, village-style development with local and transient services, while preserving or enhancing ocean views from highways, protecting character of historic environs, preserving or enhancing landscaping, minimizing visibility of parked autos and avoiding creation of hazards or congestion.
Zone name
Business Limited 1
General category
MIXED_USE
Zone area
321.17 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$590,000
RETAIL STORES
Est. value
$595,000
COMMERCIAL (GENERAL)
Est. value
$590,000
OFFICE BUILDING Current
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
1980
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Lot
0.34 ac
Current owner
From public records · entity-resolved
Q & A Realty Corp
Entity
Mailing address
PO BOX 1430, SANDWICH, MA 02563-1430
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 4, 2022
—
Q&a Realty Corp
—
Deed
related
$440,000 · Coastal Heritage Bank
Dec 28, 2017
—
Q & A Realty Corp
—
Deed
related
$207,000 · Bay Colony Dev
Mar 28, 2017
$310,000
Q & A Realty Corp
Johnson,charles W
Quit Claim Deed
$250,000 · Coastal Heritage Bk
Mar 28, 2017
—
Q&a Realty Corp
—
Deed
related
$200,000 · Coastal Heritage Bank
May 11, 2001
—
Charles W Johnson
—
Deed Of Trust
related
$320,000 · Bridgewater Savings Bank
Oct 7, 1993
$222,000
Charles W Johnson
Real Property Serv INC
Grant Deed
$222,000 · Plymouth Savings Bank
—
—
Q & A Realty Corp
—
Deed Of Trust
related
$207,000 · Bay Colony Dev
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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