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Property profile & analytics
OFF-MARKET
Estimated value
$3,240,000
Hotels
28 Water St Falmouth, MA 02543-1024
Entity Owned
18-yr Hold
~
Est. High Equity
Property ID
US38-0530884
Property profile
Verified
Property type
Hotels
Use group
HOTEL-RESORT
Year built
1900
Construction
FRAME
Total area
12,663 SF
Lot
0.24 ac (10,402 SF)
Zoning code
B1
APN
FALM 51A S:01 P:012 L:000
UPID
US38-0530884
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
Current use
Occupant on record · Public records
-
Soft As A Grape Clothing Store
-
Woods Hole Inn Bed & Breakfast Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.45M
Comparable Approach
Comparable
$3.90M
Blend (final)
Blend
$3.24M
Owner & transaction history
Luscombe Avenue LLC · 18 yrs held
Luscombe Avenue LLC
since 2008
7 recorded transactions
Zoning & alternative use
B1 · Falmouth, 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 Falmouth submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Falmouth 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%
$2,645,000
6.5%
$2,445,000
7%
$2,270,000
Blend value · Realmo final
$3.24M
Range $2.92M – $3.56M · ±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
$256 / 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
$19,242
Tax year 2024
Assessed value
$3,064,000
Assessed 2024
Previous assessed
$3,064,000
+0.0% YoY
Effective rate
0.63%
On assessed value
Assessed land
$1,400,700
Assessed improvement
$1,663,300
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
Hotels
Use group
HOTEL-RESORT
Status
Off-Market
Year built
1900
Construction
FRAME
Heating
HOT WATER
Buildings
1
Stories
3
Units
1
Rooms
20
Bathrooms
10
Total area
12,663 SF
Lot
0.24 ac (10,402 SF)
Zoning code
B1
APN
FALM 51A S:01 P:012 L:000
UPID
US38-0530884
Jurisdiction
FALMOUTH
Zoning & alternative use
B1 · Falmouth, MA
Zoning B1 · permitted uses
B1 · Falmouth, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Falmouth. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1900
Construction
FRAME
Heating
HOT WATER
Stories
3
Buildings
1
Units
1
Rooms
20
Bathrooms
10
Lot
0.24 ac
Current owner
From public records · entity-resolved
Luscombe Avenue LLC
Entity
Mailing address
PO BOX 4TH 4, WOODS HOLE, MA 02543-0004
Ownership since
2008
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
17 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 31, 2024
—
Luscombe Avenue LLC
—
Deed
related
$2,109,000 · Fall River Five Cents Savings Bank
May 17, 2024
—
Luscombe Avenue LLC
—
Deed
related
$2,109,000 · Fall River Five Cents Savings Bank
Aug 6, 2020
—
Luscombe Ave LLC
—
Deed
related
$180,000 · Martha Vineyard Sb
Nov 30, 2016
—
Luscombe Avenue LLC
—
Deed
related
$2,000,000 · Martha Vineyard Sb
Nov 4, 2013
—
Luscombe Avenue LLC
—
Deed Of Trust
related
$3,300,000 · Martha Vineyard Savings Bank
Mar 24, 2011
—
Luscombe Avenue LLC
—
Deed Of Trust
related
$750,000 · Cape Cod Coop Bank
May 2, 2008
$1,925,000
Luscombe Avenue LLC
Rcs RT
Grant Deed
$1,300,000 · Cape Cod Coop Bank
May 2, 2008
—
Luscombe Avenue LLC
—
Deed Of Trust
related
$200,000 · Rcs RT
Feb 10, 2006
—
Rcs RT
—
Deed Of Trust
related
$250,000 · Hingham Institute For Savings
Dec 14, 2005
$1
Rcs RT
Schneider,claudette T
Grant Deed
related
—
Dec 22, 2004
—
Claudette T Schneider
—
Deed Of Trust
related
$200,000 · Hingham Institute For Savings
Jan 26, 2001
—
Robert D Schneider
—
Deed Of Trust
related
$480,000 · Hingham Institute For Savings
Mar 28, 2000
—
Robert D Schneider
—
Deed Of Trust
related
$400,000 · Hingham Institute For Savings
Jun 21, 1995
—
Robert D Schneider
—
Deed Of Trust
related
$25,000 · Helen J Pelkey
May 11, 1989
$621,500
Robert D Schneider
Pelkey,helen J
Grant Deed
$500,000 · Janet Cook Dunbar
—
—
Luscombe Ave LLC
—
Deed Of Trust
related
$180,000 · Martha Vineyard Sb
—
—
Luscombe Avenue LLC
—
Deed Of Trust
related
$2,000,000 · Martha Vineyard Sb
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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