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Property profile & analytics
OFF-MARKET
Estimated value
$770,000
Investment properties
598 Corn Nck Rd, Block Island, RI 02807-7766
Entity Owned
16-yr Hold
~
Est. High Equity
Property ID
US76-0032219
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1970
Construction
FRAME
Total area
4,377 SF
Lot
0.64 ac (27,878 SF)
Zoning code
MIXED
APN
BLOC M:05 L:007-02
UPID
US76-0032219
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
-
Beachead Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$680k
Comparable Approach
Comparable
$803k
Blend (final)
Blend
$770k
Owner & transaction history
Beachead 3 Holdings LLC · 16 yrs held
Beachead 3 Holdings LLC
since 2009
3 recorded transactions
Zoning & alternative use
MIXED · Block Island, RI
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 Block Island submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Block Island 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%
$740,000
6.5%
$680,000
7%
$635,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$895,000
Current use
OFFICE BUILDING
$765,000
Change: -14% · Conversion: Easy
Blend value · Realmo final
$770k
Range $693k – $847k · ±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
$176 / 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
$8,245
Tax year 2024
Assessed value
$1,493,600
Assessed 2024
Previous assessed
$1,493,600
+0.0% YoY
Effective rate
0.55%
On assessed value
Assessed land
$964,200
Assessed improvement
$529,400
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
1970
Construction
FRAME
Heating
HOT WATER
Buildings
1
Stories
2
Units
3
Total area
4,377 SF
Lot
0.64 ac (27,878 SF)
Zoning code
MIXED
APN
BLOC M:05 L:007-02
UPID
US76-0032219
Jurisdiction
BLOCK ISLAND
Zoning & alternative use
MIXED · Block Island, RI
Zoning MIXED · permitted uses
MIXED · Block Island, RI
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Block Island. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$895,000
OFFICE BUILDING
Est. value
$765,000
COMMERCIAL (GENERAL) Current
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
1970
Construction
FRAME
Heating
HOT WATER
Stories
2
Buildings
1
Units
3
Lot
0.64 ac
Current owner
From public records · entity-resolved
Beachead 3 Holdings LLC
Entity
Mailing address
PO BOX 706, BLOCK ISLAND, RI 02807-0706
Ownership since
2009
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 19, 2014
—
Beachead 3 Holdings LLC
—
Deed Of Trust
related
$1,122,500 · Donald S Mccluskey
Dec 17, 2009
$1,684,000
Beachead 3 Holdings LLC
Long Boat Key Tavern LLC
Warranty Deed
—
Dec 17, 2009
—
Beachead 3 Holdings LLC
—
Grant Deed
related
$1,850,000 · Donald S Mccluskey
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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