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Property profile & analytics
OFF-MARKET
Estimated value
$2,110,000
Investment properties
48 Main St Vineyard Haven, MA 02568-5411
Entity Owned
5-yr Hold
Property ID
US38-1576715
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
2009
Construction
FRAME
Total area
2,612 SF
Lot
0.03 ac (1,460 SF)
APN
TISB M:0007N B:00000 L:00004
UPID
US38-1576715
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
$2.25M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.16M
Blend (final)
Blend
$2.11M
Owner & transaction history
48 Main Street Vh LLC · 5 yrs held
48 Main Street Vh LLC
since 2021
Last sale
$2.1M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$2.4M
+41.9%
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 Vineyard Haven submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Vineyard Haven 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
$2,070,000
ML approach
$2,250,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,675,000
Current use
RETAIL STORES
$2,375,000
Change: +42% · Conversion: Easy
Blend value · Realmo final
$2.11M
Range $1.90M – $2.32M · ±10% · vs last sale $2.10M (May 13 2021)
Last sale anchor
$2.10M
May 13 2021
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
$808 / 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
$11,395
Tax year 2024
Assessed value
$1,428,000
Assessed 2024
Previous assessed
$1,428,000
+0.0% YoY
Effective rate
0.80%
On assessed value
Assessed land
$572,400
Assessed improvement
$855,600
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
2009
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
3
Units
2
Bathrooms
4
Total area
2,612 SF
Lot
0.03 ac (1,460 SF)
APN
TISB M:0007N B:00000 L:00004
UPID
US38-1576715
Jurisdiction
TISBURY
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.7M
RETAIL STORES
Est. value
$2.4M
COMMERCIAL (GENERAL) Current
RETAIL STORES
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
2009
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
3
Buildings
1
Units
2
Bathrooms
4
Lot
0.03 ac
Current owner
From public records · entity-resolved
48 Main Street Vh LLC
Entity
Mailing address
14 MYOBER LN, EDGARTOWN, MA 02539-6407
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 13, 2021
$2,100,000
48 Main Street Vh LLC
Big Dipper Properties LLC
Quit Claim Arm's Length For Ne States
$1,680,000 · Martha Vineyard Saving Bank
Apr 30, 2014
$1,200,000
Big Dipper Properties LLC
48 Main Street RT
Quit Claim Deed
$1,200,000 · Martha Vineyard Sb
Nov 5, 2010
$1
Ryan,michael Tr
Currier,paul
Grant Deed
—
Feb 19, 2010
$1
Paul Currier
P&c Moxie Corp
Grant Deed
—
Feb 2, 2009
—
P&c Moxie Corp
—
Deed Of Trust
related
$463,897 · Michael Ryan Tr
Aug 30, 2005
—
P&c Moxie Corp
—
Deed Of Trust
related
$320,000 · Marthas Vineyard Capital Bank
Apr 2, 2002
$378,400
P & C Moxie Corp
Cafe Moxie Ltd
Grant Deed
$280,000 · Compass Bank For Savings
Apr 2, 2002
—
P & C Moxie Corp
—
Deed Of Trust
related
$50,000 · Cafe Moxie Ltd
Jan 5, 2000
—
Christina Miller
—
Deed Of Trust
related
$15,000 · Dukes County Savings Bank
Nov 26, 1997
$360,000
Christina Miller
Side Street Production
Grant Deed
$225,000 · Dukes County Savings Bank
Mar 22, 1994
$315,000
St Productions Side
Budrow,sari D
Grant Deed
$264,000 · Marthas Vineyard Natl Bank
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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