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Property profile & analytics
OFF-MARKET
Estimated value
$405,000
Investment properties
40 Curson St West Warwick, RI 02893-4965
Entity Owned
4-yr Hold
Free & Clear
Property ID
US76-0416687
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1900
Construction
FRAME
Total area
5,413 SF
Lot
0.18 ac (7,754 SF)
Zoning code
R-6
APN
WWAR 005-0054-0-000
UPID
US76-0416687
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
-
Maynard Gerard G Accounting Firm Tax Preparation
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$737k
Blend (final)
Blend
$405k
Owner & transaction history
Lacroix Holdings LLC · 4 yrs held
Lacroix Holdings LLC
since 2022
4 recorded transactions
Zoning & alternative use
R-6 · West Warwick, RI
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
sory uses cannot exist without nor precede any principal use on a vacant lot. Accessory uses are subject to all the requirements of this appendix except as otherwise provided herein. RESIDENTIAL DISTRICTS R-10 R-8 R-7.5 R-6 A. Residential uses 1. Dwelling, single-family Y Y Y Y 2. Dwelling, two-family Y Y Y Y 3. Dwelling, multiple-family S S S S 4. Dwelling…
Zone name
Residential Minimum 6000 Sq Ft
General category
RESIDENTIAL
Zone area
246.89 ac
Source
code of ordinances
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 West Warwick submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs West Warwick 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
COMMERCIAL (GENERAL)
$810,000
Current use
INDUSTRIAL (GENERAL)
$650,000
Change: -20% · Conversion: Moderate
Blend value · Realmo final
$405k
Range $365k – $446k · ±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
$75 / 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 2021Property tax & assessments
Tax year 2021
Tax billed
$11,513
Tax year 2021
Assessed value
$366,500
Assessed 2023
Previous assessed
$366,500
+0.0% YoY
Effective rate
3.14%
On assessed value
Assessed land
$81,500
Assessed improvement
$285,000
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
1900
Construction
FRAME
Heating
HOT WATER
Cooling
YES
Buildings
1
Stories
2
Units
7
Rooms
22
Bathrooms
7
Total area
5,413 SF
Lot
0.18 ac (7,754 SF)
Zoning code
R-6
APN
WWAR 005-0054-0-000
UPID
US76-0416687
Jurisdiction
WEST WARWICK
Zoning & alternative use
R-6 · West Warwick, RIZoning R-6 · permitted uses
R-6 · West Warwick, RI
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
sory uses cannot exist without nor precede any principal use on a vacant lot. Accessory uses are subject to all the requirements of this appendix except as otherwise provided herein. RESIDENTIAL DISTRICTS R-10 R-8 R-7.5 R-6 A. Residential uses 1. Dwelling, single-family Y Y Y Y 2. Dwelling, two-family Y Y Y Y 3. Dwelling, multiple-family S S S S 4. Dwelling lawfully existing prior to adoption of this ordinance Y Y Y Y 5. Mobile homes X X X
Zone name
Residential Minimum 6000 Sq Ft
General category
RESIDENTIAL
Zone area
246.89 ac
Source
code of ordinances
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$810,000
INDUSTRIAL (GENERAL)
Est. value
$650,000
COMMERCIAL (GENERAL) Current
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
1900
Construction
FRAME
Heating
HOT WATER
Cooling
Yes
Stories
2
Buildings
1
Units
7
Rooms
22
Bathrooms
7
Lot
0.18 ac
Current owner
From public records · entity-resolved
Lacroix Holdings LLC
Entity
Free & Clear · 4 yrs held
Mailing address
100 PULASKI ST, WEST WARWICK, RI 02893-5356
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 4, 2022
—
Lacroix Holdings LLC
Roy A Lacroix Ret
Deed
—
Jan 14, 2014
—
Roy A Lacroix RT
Conway,james M
Quit Claim Deed
related
—
Sep 22, 2008
$245,000
Roy A Lacroix
Conway,james M
One Of Committee, Strict Foreclosure, Sheriff, Or Redemption Deeds
related
—
May 27, 2005
$395,500
James M Conway
Douglas B Fielder
Deed
$322,320 · Equity One INC
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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