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Property profile & analytics
OFF-MARKET
Estimated value
$700,000
Medical Office Space
335 Cotuit Rd Sandwich, MA 02563-5122
Entity Owned
7-yr Hold
Free & Clear
Property ID
US38-0991424
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
1997
Construction
FRAME
Total area
5,040 SF
Lot
4 ac (174,240 SF)
Zoning code
BUSINE
APN
SAND M:0022 B:0187
UPID
US38-0991424
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
-
Peter G. Lemire Sr. CPA, LLC Accounting Firm Tax Preparation
-
Sandwich Dental Associates Dental Office
-
Heritage Print Solutions Marketing & Advertising Printing Service
-
Consolidated Mortgage Associates Loan Service Bank
-
Robinson Steven DDS Dental Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$620k
Blend (final)
Blend
$700k
Owner & transaction history
335 Lighthouse LLC · 7 yrs held
335 Lighthouse LLC
since 2018
7 recorded transactions
Zoning & alternative use
BUSINE · Sandwich, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$1.0M
+101.7%
Retail stores
$670,000
+29.8%
Restaurant
$550,000
+6.6%
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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
MEDICAL BUILDING
$515,000
Current use
INDUSTRIAL (GENERAL)
$1,040,000
Change: +102% · Conversion: Difficult
RETAIL STORES
$670,000
Change: +30% · Conversion: Difficult
RESTAURANT
$550,000
Change: +7% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$510,000
Change: -1% · Conversion: Moderate
AUTO REPAIR, GARAGE
$455,000
Change: -12% · Conversion: Difficult
Blend value · Realmo final
$700k
Range $630k – $770k · ±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
$139 / 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
$14,809
Tax year 2024
Assessed value
$1,371,200
Assessed 2024
Previous assessed
$1,327,200
+3.3% YoY
Effective rate
1.08%
On assessed value
Assessed land
$594,200
Assessed improvement
$777,000
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
1997
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Total area
5,040 SF
Lot
4 ac (174,240 SF)
Zoning code
BUSINE
APN
SAND M:0022 B:0187
UPID
US38-0991424
Jurisdiction
SANDWICH
Zoning & alternative use
BUSINE · Sandwich, MA
Zoning BUSINE · permitted uses
BUSINE · Sandwich, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Sandwich. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
MEDICAL BUILDING Current
Est. value
$515,000
INDUSTRIAL (GENERAL)
Est. value
$1.0M
RETAIL STORES
Est. value
$670,000
RESTAURANT
Est. value
$550,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$510,000
AUTO REPAIR, GARAGE
Est. value
$455,000
MEDICAL BUILDING Current
INDUSTRIAL (GENERAL)
RETAIL STORES
RESTAURANT
APARTMENT HOUSE (5+ UNITS)
AUTO REPAIR, GARAGE
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
1997
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Lot
4 ac
Current owner
From public records · entity-resolved
335 Lighthouse LLC
Entity
Free & Clear · 7 yrs held
Mailing address
331 COTUIT RD, FORESTDALE, MA 02644
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 12, 2021
—
335 Lighthouse LLC
—
Deed
related
$2,300,000 · Cape Cod Cooperative Bank
Jul 31, 2018
$1,350,000
335 Lighthouse LLC
Litehouse
Quit Claim Deed
—
May 20, 2010
—
Litehouse RT
—
Deed Of Trust
related
$625,000 · Cape Cod Five Cent Bank
Feb 12, 2008
—
Litehouse RT
—
Deed Of Trust
related
$550,000 · Cape Cod Five Cent Bank
Nov 26, 2002
—
Litehouse RT
—
Deed Of Trust
related
$470,928 · Plymouth Savings Bank
Apr 30, 1998
—
Litehouse RT
—
Deed Of Trust
related
$150,000 · Plymouth Savings Bank
Apr 28, 1997
—
Litehouse RT
—
Deed Of Trust
related
$85,000 · Plymouth Savings Bank
Feb 18, 1997
—
Litehouse RT
—
Deed Of Trust
related
$400,000 · Plymouth Savings Bank
Oct 26, 1995
$170,000
Litehouse RT
Golden Triangle RT
Grant Deed
$125,000 · Thomas M Sykes
Oct 26, 1995
—
Litehouse RT
—
Deed Of Trust
related
$25,000 · Zenon Grzybowski
—
—
Litehouse Realty Trust
—
Deed Of Trust
related
$100,000 · Bank Of Cape Cod
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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