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Property profile & analytics
OFF-MARKET
Estimated value
$760,000
Investment properties
398 Broadway, Pawtucket, RI 02860-1305
Individually Owned
~
Est. High Equity
Property ID
US76-0093302
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1906
Construction
FRAME
Total area
6,046 SF
Lot
0.08 ac (3,438 SF)
Zoning code
CG
APN
PAWT M:20 L:0550
UPID
US76-0093302
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
$630k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$560k
Blend (final)
Blend
$760k
Owner & transaction history
Koann Therassistant Presi
Koann Therassistant Presi
since 2025
Last sale
$950,000
6 recorded transactions
Zoning & alternative use
CG · Pawtucket, RI
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.2M
+52.5%
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 Pawtucket submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Pawtucket 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
$670,000
ML approach
$630,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$760,000
Current use
OFFICE BUILDING
$1,155,000
Change: +53% · Conversion: Easy
Blend value · Realmo final
$760k
Range $684k – $836k · ±10% · vs last sale $950k (Dec 5 2025)
Last sale anchor
$950k
Dec 5 2025
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
$126 / 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
$324,900
Assessed 2023
Previous assessed
$324,900
+0.0% YoY
Assessed land
$66,100
Assessed improvement
$258,800
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1906
Construction
FRAME
Heating
HOT WATER
Buildings
1
Stories
3
Units
6
Bathrooms
4
Total area
6,046 SF
Lot
0.08 ac (3,438 SF)
Zoning code
CG
APN
PAWT M:20 L:0550
UPID
US76-0093302
Jurisdiction
PAWTUCKET
Zoning & alternative use
CG · Pawtucket, RI
Zoning CG · permitted uses
CG · Pawtucket, RI
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Pawtucket. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$760,000
OFFICE BUILDING
Est. value
$1.2M
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
1906
Construction
FRAME
Heating
HOT WATER
Stories
3
Buildings
1
Units
6
Bathrooms
4
Lot
0.08 ac
Current owner
From public records · entity-resolved
Koann Therassistant Presi
Individual
Mailing address
398 BROADWAY AVE, PAWTUCKET, RI 02860-1305
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 5, 2025
$950,000
Koann Therassistant Presi
400 Broadway LLC
Warranty Deed
$672,500 · Beacon Bank & Trust
Dec 5, 2025
—
Aa Revive LLC
—
Deed
related
$1 · South Eastern Economic Development
May 11, 2022
$550,000
400 Broadway LLC
398-400 Broadway T
Warranty Deed
$412,500 · Banknewport
Mar 28, 2022
—
John F Barbosa
Candida S Fernandes
Quit Claim Deed
related
—
Oct 1, 2020
—
398-400 Broadway T
John F Barbosa
Quit Claim Deed
related
—
Jan 26, 1996
$122,000
Candida L Fernandes
Brochu,roger N
Grant Deed
—
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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