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Property profile & analytics
OFF-MARKET
Estimated value
$1,455,000
Investment properties
3620 State Hwy, Eastham, MA 02642-2114
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US38-1438638
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1966
Construction
FRAME
Total area
7,876 SF
Lot
2.93 ac (127,718 SF)
Zoning code
RETAIL
APN
EAST M:0011 L:0002
UPID
US38-1438638
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
-
Good Eats on 6 Restaurant Take-out & Catering
-
Endless Dunes, a Modern Motel Hotel & Motel
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.45M
CAP Approach
CAP
$1.69M
Comparable Approach
Comparable
$1.34M
Blend (final)
Blend
$1.46M
Owner & transaction history
Nauset Light Dev LLC · 4 yrs held
Nauset Light Dev LLC
since 2022
Last sale
$1.6M
7 recorded transactions
Zoning & alternative use
RETAIL · Eastham, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.0M
+37.0%
Retail stores
$1.8M
+25.1%
Office building
$1.8M
+24.6%
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 Eastham submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Eastham 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
$1,455,000
ML approach
$1,450,000
CAP Approach
CAP Return
Estimation
6%
$1,830,000
6.5%
$1,690,000
7%
$1,570,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,425,000
Current use
RESTAURANT
$1,950,000
Change: +37% · Conversion: Difficult
RETAIL STORES
$1,780,000
Change: +25% · Conversion: Easy
OFFICE BUILDING
$1,775,000
Change: +25% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,350,000
Change: -5% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$1,205,000
Change: -15% · Conversion: Moderate
Blend value · Realmo final
$1.46M
Range $1.31M – $1.60M · ±10% · vs last sale $1.55M (Feb 15 2022)
Last sale anchor
$1.55M
Feb 15 2022
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
$185 / 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
$11,412
Tax year 2024
Assessed value
$1,628,000
Assessed 2024
Previous assessed
$2,088,500
-22.0% YoY
Effective rate
0.70%
On assessed value
Assessed land
$465,100
Assessed improvement
$1,162,900
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
1966
Construction
FRAME
Heating
NONE
Buildings
3
Total area
7,876 SF
Lot
2.93 ac (127,718 SF)
Zoning code
RETAIL
APN
EAST M:0011 L:0002
UPID
US38-1438638
Jurisdiction
EASTHAM
Zoning & alternative use
RETAIL · Eastham, MA
Zoning RETAIL · permitted uses
RETAIL · Eastham, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Eastham. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.4M
RESTAURANT
Est. value
$2.0M
RETAIL STORES
Est. value
$1.8M
OFFICE BUILDING
Est. value
$1.8M
AUTO REPAIR, GARAGE
Est. value
$1.4M
INDUSTRIAL (GENERAL)
Est. value
$1.2M
COMMERCIAL (GENERAL) Current
RESTAURANT
RETAIL STORES
OFFICE BUILDING
AUTO REPAIR, GARAGE
INDUSTRIAL (GENERAL)
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
1966
Construction
FRAME
Heating
NONE
Buildings
3
Lot
2.93 ac
Current owner
From public records · entity-resolved
Nauset Light Dev LLC
Entity
Mailing address
460 HILLSIDE AVE, NEEDHAM, MA 02494-1279
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 15, 2022
$1,550,000
Nauset Light Dev LLC
Eastham Main Realty LLC
Quit Claim Arm's Length For Ne States
$2,000,000 · Fall River Five Cents Savings Bank
Jan 24, 2017
$2,050,000
Eastham Main Realty LLC
Lazy J Trust
Quit Claim Deed
$1,075,000 · Rockland Tr
Mar 29, 2013
—
Lazy J RT
—
Deed Of Trust
related
$820,000 · Cape Cod Five Cent Bank
Feb 15, 2012
—
Lazy J RT
—
Deed Of Trust
related
$728,000 · Seamens Savings Bank
Jul 27, 2009
—
Lazy J RT
—
Deed Of Trust
related
$125,000 · Seamens Savings Bank
Jun 17, 2008
—
Lazy J RT
—
Deed Of Trust
related
$75,000 · Seamens Savings Bank
May 13, 2008
—
Lazy J RT
—
Deed Of Trust
related
$700,000 · Seamens Savings Bank
Dec 8, 1994
—
Lazy J RT
—
Deed Of Trust
related
$643,383 · Robert D Thayer
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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