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Property profile & analytics
OFF-MARKET
Estimated value
$550,000
Commercial real estate
4 Merchants Rd 10 Sandwich, MA 02563-5305
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US38-1353020
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL CONDOMINUIM
Year built
1983
Construction
FRAME
Total area
2,600 SF
Zoning code
BL-1
APN
SAND M:0087 B:0045 L:0010
UPID
US38-1353020
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
-
Wish Gift Co. (Bike/Boat/Book/etc) Store
-
Cape Surf Clothing & Fashion Store
-
LAER Realty Partners - Sandwich Real Estate Agency
-
Saltwater Skincare Spa & Massage Center Skin Care Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$540k
CAP Approach
CAP
$560k
Comparable Approach
Comparable
$491k
Blend (final)
Blend
$550k
Owner & transaction history
Carbar LLC · 3 yrs held
Carbar LLC
since 2023
Last sale
$550,000
6 recorded transactions
Zoning & alternative use
BL-1 · Sandwich, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$590,000
+0.8%
Office building
$585,000
+0.4%
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
$580,000
ML approach
$540,000
CAP Approach
CAP Return
Estimation
6%
$605,000
6.5%
$560,000
7%
$520,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$585,000
Current use
RETAIL STORES
$590,000
Change: +1% · Conversion: Easy
OFFICE BUILDING
$585,000
Change: +0% · Conversion: Easy
Blend value · Realmo final
$550k
Range $495k – $605k · ±10% · vs last sale $550k (Jun 13 2023)
Last sale anchor
$550k
Jun 13 2023
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
$212 / 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
$3,995
Tax year 2024
Assessed value
$369,900
Assessed 2024
Previous assessed
$300,200
+23.2% YoY
Effective rate
1.08%
On assessed value
Assessed improvement
$369,900
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
Commercial real estate
Use group
COMMERCIAL CONDOMINUIM
Status
Off-Market
Year built
1983
Construction
FRAME
Heating
HEAT PUMP
Cooling
YES
Buildings
1
Stories
1
Total area
2,600 SF
Zoning code
BL-1
APN
SAND M:0087 B:0045 L:0010
UPID
US38-1353020
Jurisdiction
SANDWICH
Zoning & alternative use
BL-1 · Sandwich, MA
Zoning BL-1 · permitted uses
BL-1 · 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
COMMERCIAL (GENERAL) Current
Est. value
$585,000
RETAIL STORES
Est. value
$590,000
OFFICE BUILDING
Est. value
$585,000
COMMERCIAL (GENERAL) Current
RETAIL STORES
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
1983
Construction
FRAME
Heating
HEAT PUMP
Cooling
Yes
Stories
1
Buildings
1
Current owner
From public records · entity-resolved
Carbar LLC
Entity
Mailing address
4 MERCHANTS RD #10, SANDWICH, MA 02563-5305
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2023
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
Jun 13, 2023
$550,000
Carbar LLC
B & T RT
Condominium Deed
$275,000 · Eastern Bank
Apr 1, 2009
$1
B RT
King,robert E
Grant Deed
related
—
Mar 16, 2009
$1
Robert E King
Msd RT
Grant Deed
related
—
May 23, 2005
—
Msd RT
—
Deed Of Trust
related
$167,800 · Citizens Bank Of Ma
Sep 21, 1994
—
Bruce C Sentas
—
Deed Of Trust
related
$98,750 · Sandwich Cp Bank
Mar 3, 1989
$147,000
Bruce C Sentas
The Ellsworth RT
Grant Deed
$130,000 · Lincoln Tr Co
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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