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Property profile & analytics
OFF-MARKET
Estimated value
$655,000
Investment properties
31 Pond Vw Dr Oak Bluffs, MA 02557-7164
Individually Owned
30-yr Hold
Property ID
US38-1229062
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1988
Total area
1,559 SF
Lot
0.69 ac (30,157 SF)
APN
OAKB M:0028 B:0002 L:050
UPID
US38-1229062
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
-
Isalis (Bike/Boat/Book/etc) Store
-
Party City Party Supply Store (Bike/Boat/Book/etc) Store
-
Skunk Funk Big Box & Wholesale Store
-
Carl's Trading Co Hat Shop
-
Bushka's Kitchen LLC (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$710k
Blend (final)
Blend
$655k
Owner & transaction history
Kenneth C Edelin · 30 yrs held
Kenneth C Edelin
since 1996
7 recorded transactions
Zoning & alternative use
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 Oak Bluffs submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Oak Bluffs 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
COMMERCIAL (GENERAL)
$900,000
Current use
OFFICE BUILDING
$745,000
Change: -17% · Conversion: Easy
Blend value · Realmo final
$655k
Range $590k – $721k · ±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
$420 / 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 2021Property tax & assessments
Tax year 2021
Tax billed
$5,056
Tax year 2021
Assessed value
$1,094,300
Assessed 2024
Previous assessed
$1,094,300
+0.0% YoY
Effective rate
0.46%
On assessed value
Assessed land
$569,200
Assessed improvement
$525,100
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1988
Heating
HOT WATER
Buildings
1
Stories
2
Units
1
Rooms
6
Bathrooms
2
Total area
1,559 SF
Lot
0.69 ac (30,157 SF)
APN
OAKB M:0028 B:0002 L:050
UPID
US38-1229062
Jurisdiction
OAK BLUFFS
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$900,000
OFFICE BUILDING
Est. value
$745,000
COMMERCIAL (GENERAL) Current
OFFICE BUILDING
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
1988
Heating
HOT WATER
Stories
2
Buildings
1
Units
1
Rooms
6
Bathrooms
2
Lot
0.69 ac
Current owner
From public records · entity-resolved
Kenneth C Edelin
Individual
Mailing address
PO BOX 250, VINEYARD HAVEN, MA 02568-0250
Ownership since
1996
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 23, 2004
—
Karon Hill
—
Deed Of Trust
related
$85,000 · Citizens Bank Of Ma
Jun 11, 2003
—
Karon Hill
—
Deed Of Trust
related
$135,000 · Washington Mutual Bank
May 30, 2001
—
Karon Hill
—
Deed Of Trust
related
$140,000 · Marthas Vineyard Capital Bank
Jun 25, 1999
—
Diana C Bardwell
—
Deed Of Trust
related
$90,000 · Bank Of America
Mar 27, 1998
—
Karon Hill
—
Deed Of Trust
related
$118,000 · Plymouth Mortgage Corp
Dec 20, 1996
—
Diana C Bardwell
—
Deed Of Trust
related
$110,000 · Bank Of America
Sep 5, 1996
—
Karon Hill
—
Deed Of Trust
related
$118,000 · Plymouth Mortgage Corp
Jun 17, 1996
$230,000
Kenneth C Edelin
Devlin,christopher L
Grant Deed
$207,000 · Chase Manhattan Mortgage Corp
Mar 31, 1988
—
Karon Hill
—
Deed Of Trust
related
$145,000 · Dukes County Savings Bank
Feb 5, 1987
$62,000
Karon Hill
Bass,henry J
Grant Deed
$58,000 · Plymouth Savings Bank
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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