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Property profile & analytics
OFF-MARKET
Estimated value
$780,000
Day care centers
284 Gulf Rd, Dartmouth, MA 02748-1515
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US38-1060650
Property profile
Verified
Property type
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Year built
1990
Construction
FRAME
Total area
4,512 SF
Lot
1.37 ac (59,677 SF)
Zoning code
L MFG
APN
DART M:0035 B:0006 L:0000
UPID
US38-1060650
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
-
Learning House Preschool High School Daycare Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.00M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$603k
Blend (final)
Blend
$780k
Owner & transaction history
Patacao Realty LLC · 5 yrs held
Patacao Realty LLC
since 2020
Last sale
$790,000
4 recorded transactions
Zoning & alternative use
L MFG · Dartmouth, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$805,000
+12.0%
Retail stores
$740,000
+3.3%
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 Dartmouth submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Dartmouth 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
$1,040,000
ML approach
$1,000,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE
$715,000
Current use
AUTO REPAIR, GARAGE
$805,000
Change: +12% · Conversion: Difficult
RETAIL STORES
$740,000
Change: +3% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$690,000
Change: -4% · Conversion: Difficult
COMMERCIAL (GENERAL)
$670,000
Change: -6% · Conversion: Difficult
WAREHOUSE, STORAGE
$595,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$780k
Range $702k – $858k · ±10% · vs last sale $790k (Oct 30 2020)
Last sale anchor
$790k
Oct 30 2020
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
$173 / 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
$5,005
Tax year 2024
Assessed value
$576,000
Assessed 2024
Previous assessed
$515,900
+11.6% YoY
Effective rate
0.87%
On assessed value
Assessed land
$336,800
Assessed improvement
$239,200
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Status
Off-Market
Year built
1990
Construction
FRAME
Heating
HOT WATER
Buildings
1
Stories
1
Units
1
Total area
4,512 SF
Lot
1.37 ac (59,677 SF)
Zoning code
L MFG
APN
DART M:0035 B:0006 L:0000
UPID
US38-1060650
Jurisdiction
DARTMOUTH
Zoning & alternative use
L MFG · Dartmouth, MA
Zoning L MFG · permitted uses
L MFG · Dartmouth, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Dartmouth. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
Est. value
$715,000
AUTO REPAIR, GARAGE
Est. value
$805,000
RETAIL STORES
Est. value
$740,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$690,000
COMMERCIAL (GENERAL)
Est. value
$670,000
WAREHOUSE, STORAGE
Est. value
$595,000
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
AUTO REPAIR, GARAGE
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
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
1990
Construction
FRAME
Heating
HOT WATER
Stories
1
Buildings
1
Units
1
Lot
1.37 ac
Current owner
From public records · entity-resolved
Patacao Realty LLC
Entity
Mailing address
284 GULF RD, NORTH DARTMOUTH, MA 02747
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 30, 2020
$790,000
Patacao Realty LLC
Inquiry INC
Quit Claim Arm's Length For Ne States
$395,000 · Bristol County Savings Bank
Aug 22, 2003
$350,000
Inquiry INC
Three Men In A Tub INC
Grant Deed
$355,000 · Fleet National Bank
Nov 22, 1995
—
Three Men In A Tub
—
Deed Of Trust
related
$310,000 · Compass Bank For Savings
Mar 8, 1990
$125,000
Three Men In A Tub INC
Misplaced T
Grant Deed
—
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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