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Property profile & analytics
OFF-MARKET
Estimated value
$2,660,000
Hotels
4 Braddock Ln Harwich Port, MA 02646-2314
Entity Owned
17-yr Hold
Free & Clear
Property ID
US38-0653798
Property profile
Verified
Property type
Hotels
Use group
HOTEL-RESORT
Year built
1929
Construction
FRAME
Total area
7,226 SF
Lot
0.41 ac (17,860 SF)
Zoning code
R
APN
HARW M:7 P:F17
UPID
US38-0653798
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.53M
Blend (final)
Blend
$2.66M
Owner & transaction history
Plunkett Winston LLC · 17 yrs held
Plunkett Winston LLC
since 2008
7 recorded transactions
Zoning & alternative use
R · Harwich Port, 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 Harwich Port submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Harwich Port 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
HOTEL/MOTEL
$2,370,000
Current use
COMMERCIAL (GENERAL)
$2,105,000
Change: -11% · Conversion: Difficult
Blend value · Realmo final
$2.66M
Range $2.39M – $2.93M · ±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
$368 / 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
$25,816
Tax year 2024
Assessed value
$4,281,300
Assessed 2024
Previous assessed
$4,281,300
+0.0% YoY
Effective rate
0.60%
On assessed value
Assessed land
$3,414,100
Assessed improvement
$867,200
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
Hotels
Use group
HOTEL-RESORT
Status
Off-Market
Year built
1929
Construction
FRAME
Heating
HOT WATER
Cooling
YES
Buildings
1
Stories
2
Bathrooms
9
Total area
7,226 SF
Lot
0.41 ac (17,860 SF)
Zoning code
R
APN
HARW M:7 P:F17
UPID
US38-0653798
Jurisdiction
HARWICH
Zoning & alternative use
R · Harwich Port, MA
Zoning R · permitted uses
R · Harwich Port, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Harwich Port. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
HOTEL/MOTEL Current
Est. value
$2.4M
COMMERCIAL (GENERAL)
Est. value
$2.1M
HOTEL/MOTEL Current
COMMERCIAL (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
1929
Construction
FRAME
Heating
HOT WATER
Cooling
Yes
Stories
2
Buildings
1
Bathrooms
9
Lot
0.41 ac
Current owner
From public records · entity-resolved
Plunkett Winston LLC
Entity
Free & Clear · 17 yrs held
Mailing address
PO BOX 432, HARWICH PORT, MA 02646-0432
Ownership since
2008
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 18, 2013
—
Plunkett Winston LLC
—
Deed Of Trust
related
$495,000 · Gary Needham
Nov 13, 2008
$1
Plunkett Winston LLC
Plunkett Winston Ptnshp
Grant Deed
—
Jan 18, 2008
—
David J Plunkett
—
Deed Of Trust
related
$2,100,000 · Gary Needham
Jan 21, 2003
—
Winston Ptnship Plunkett
—
Deed Of Trust
related
$1,920,000 · Citizens Bank Of Ma
Sep 9, 2002
—
Winstonptnshp Plunkett
—
Deed Of Trust
related
$150,000 · Thomas M Sykes
Jan 26, 1999
—
Winston Ptnsh Plunkett
—
Deed Of Trust
related
$1,425,000 · Citizens Bank Of Ma
Dec 29, 1995
—
Winston Ptnsh Plunkett
—
Deed Of Trust
related
$1,050,000 · Thomas M Sykes
Nov 15, 1995
—
Whtr Re LP
—
Deed Of Trust
related
$133,771,914 · General Electric Capital Corp
Apr 27, 1995
—
Gregory Winston
—
Deed Of Trust
related
$20,000 · Zwi Kohorn
—
—
Plunkett Winston LLC
—
Deed Of Trust
related
$250,000 · Eastern Bk
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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