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Property profile & analytics
OFF-MARKET
Retail space
38 Conwell St, Provincetown, MA 02657-1557
Individually Owned
11-yr Hold
Free & Clear
Property ID
US38-0321205
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1985
Construction
FRAME
Total area
2,467 SF
Lot
0.25 ac (10,759 SF)
Zoning code
GC
APN
PROV M:13-1 P:1
UPID
US38-0321205
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
-
Yardarm Liquors Inc Specialty Food Shop Wine and Liquor Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
John C Gainey · 11 yrs held
John C Gainey
since 2014
3 recorded transactions
Zoning & alternative use
GC · Provincetown, MA
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 Provincetown submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Provincetown 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$6,447
Tax year 2024
Assessed value
$1,237,400
Assessed 2024
Previous assessed
$1,237,400
+0.0% YoY
Effective rate
0.52%
On assessed value
Assessed land
$685,600
Assessed improvement
$551,800
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1985
Construction
FRAME
Heating
HOT WATER
Buildings
1
Stories
1
Rooms
2
Bathrooms
2
Total area
2,467 SF
Lot
0.25 ac (10,759 SF)
Zoning code
GC
APN
PROV M:13-1 P:1
UPID
US38-0321205
Jurisdiction
PROVINCETOWN
Zoning & alternative use
GC · Provincetown, MA
Zoning GC · permitted uses
GC · Provincetown, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Provincetown. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1985
Construction
FRAME
Heating
HOT WATER
Stories
1
Buildings
1
Rooms
2
Bathrooms
2
Lot
0.25 ac
Current owner
From public records · entity-resolved
John C Gainey
Individual
Free & Clear · 11 yrs held
Mailing address
PO BOX 848, TRURO, MA 02666-0848
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 15, 2014
$373,313
John C Gainey
Gauney Jeanne M Trust
Quit Claim Deed
related
—
Feb 10, 2005
—
M Gainey T Jeanne
—
Deed Of Trust
related
$125,000 · Banknorth NA
Nov 1, 2000
—
M Gainey T Jeanne
—
Deed Of Trust
related
$450,000 · Thomas M Sykes
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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