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Property profile & analytics
OFF-MARKET
Estimated value
$1,825,000
Investment properties
50 Bayberry Ln Charlestown, RI 02813-3003
Individually Owned
5-yr Hold
Property ID
US76-0316637
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Lot
27.7 ac (1,206,612 SF)
Zoning code
OSR
APN
CHAR M:17 L:118
UPID
US76-0316637
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
$1.87M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.83M
Owner & transaction history
Ernest R Santoro · 5 yrs held
Ernest R Santoro
since 2021
Last sale
$1.5M
2 recorded transactions
Zoning & alternative use
OSR · Charlestown, RI
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
Open Space/Recreation: OSR. This is intended for areas in use as open space, conservation, and recreation. This district contains lands owned by public and nonprofit agencies and its purpose is to allow a variety of uses compatible with conservation recreation areas, such as agriculture, conservation, recreation camps, and wildlife reserves. It is further in…
Zone name
Open Space And Recreation
General category
AGRICULTURAL
Zone area
4,616.91 ac
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 Charlestown submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Charlestown 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
$1,825,000
ML approach
$1,865,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.83M
Range $1.64M – $2.01M · ±10% · vs last sale $1.50M (May 27 2021)
Last sale anchor
$1.50M
May 27 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
—
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
$5,920
Tax year 2024
Assessed value
$1,024,300
Assessed 2024
Previous assessed
$1,337,700
-23.4% YoY
Effective rate
0.58%
On assessed value
Assessed land
$363,200
Assessed improvement
$661,100
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
Heating
NONE
Buildings
9
Units
1
Lot
27.7 ac (1,206,612 SF)
Zoning code
OSR
APN
CHAR M:17 L:118
UPID
US76-0316637
Jurisdiction
CHARLESTOWN
Zoning & alternative use
OSR · Charlestown, RIZoning OSR · permitted uses
OSR · Charlestown, RI
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
Open Space/Recreation: OSR. This is intended for areas in use as open space, conservation, and recreation. This district contains lands owned by public and nonprofit agencies and its purpose is to allow a variety of uses compatible with conservation recreation areas, such as agriculture, conservation, recreation camps, and wildlife reserves. It is further intended to implement the "open space/recreation/conservation" proposed future land use category of the Town of Charlestown Comprehensive Plan 1991. (d) Municipal: M. This district is intended for Town owned parcels to allow uses to accommodate the functions and needs of the Town. It is further intended to implement the "municipal" proposed future land use category of the Town of Charlestown Comprehensive Plan 1991. (e)
Zone name
Open Space And Recreation
General category
AGRICULTURAL
Zone area
4,616.91 ac
Building & site characteristics
From public records
Heating
NONE
Buildings
9
Units
1
Lot
27.7 ac
Current owner
From public records · entity-resolved
Ernest R Santoro
Individual
Mailing address
121 THOREAU LN, WAKEFIELD, RI 02879-5142
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 27, 2021
$1,500,000
Ernest R Santoro
Frederick Cindrich
Warranty Deed
—
Jan 13, 2014
—
Frederick Cindrich
—
Deed Of Trust
related
$94,500 · Bank Of Newport
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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