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Property profile & analytics
OFF-MARKET
Estimated value
$535,000
Investment properties
33 Sayles Ave, Warwick, RI 02889-5529
Individually Owned
4-yr Hold
Property ID
US76-0045085
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1936
Construction
FRAME
Total area
2,093 SF
Lot
0.83 ac (36,155 SF)
Zoning code
WB
APN
WARW M:358 B:0508 L:0000
UPID
US76-0045085
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
$430k
CAP Approach
CAP
$400k
Comparable Approach
Comparable
$732k
Blend (final)
Blend
$535k
Owner & transaction history
John F Marott Ret · 4 yrs held
John F Marott Ret
since 2021
4 recorded transactions
Zoning & alternative use
WB · Warwick, RI
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$460,000
+3.7%
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 Warwick submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Warwick 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
$430,000
CAP Approach
CAP Return
Estimation
6%
$430,000
6.5%
$400,000
7%
$370,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$445,000
Current use
OFFICE BUILDING
$460,000
Change: +4% · Conversion: Easy
Blend value · Realmo final
$535k
Range $482k – $589k · ±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 2023Property tax & assessments
Tax year 2023
Assessed value
$818,200
Assessed 2023
Previous assessed
$680,500
+20.2% YoY
Assessed land
$473,600
Assessed improvement
$344,600
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
1936
Construction
FRAME
Heating
FORCED AIR
Buildings
2
Stories
2
Units
1
Bathrooms
2
Total area
2,093 SF
Lot
0.83 ac (36,155 SF)
Zoning code
WB
APN
WARW M:358 B:0508 L:0000
UPID
US76-0045085
Jurisdiction
WARWICK
Zoning & alternative use
WB · Warwick, RI
Zoning WB · permitted uses
WB · Warwick, RI
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Warwick. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$445,000
OFFICE BUILDING
Est. value
$460,000
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
1936
Construction
FRAME
Heating
FORCED AIR
Stories
2
Buildings
2
Units
1
Bathrooms
2
Lot
0.83 ac
Current owner
From public records · entity-resolved
John F Marott Ret
Individual
Mailing address
33 SAYLES AVE, WARWICK, RI 02889-5529
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2021
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
Jul 31, 2025
—
Fp Rlty LLC
—
Deed
related
$472,500 · John F Marotto Ret
Nov 10, 2021
—
John F Marott Ret
Paula F Marott Ret
Deed
—
Apr 28, 2000
—
Paula F Marotto
—
Deed Of Trust
related
$20,000 · Coastway Cu
Jul 27, 1994
—
John F Marotto JR.
—
Deed Of Trust
related
$110,000 · Gmac Mortgage Corp Pa
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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