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Property profile & analytics
OFF-MARKET
Estimated value
$1,270,000
Investment properties
669 Rte 6a, East Sandwich, MA 02537-1472
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US38-1503874
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1961
Construction
FRAME
Total area
5,343 SF
Lot
2.28 ac (99,317 SF)
Zoning code
R-2
APN
SAND M:0048 B:0014
UPID
US38-1503874
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
$1.27M
CAP Approach
CAP
$1.15M
Comparable Approach
Comparable
$1.50M
Blend (final)
Blend
$1.27M
Owner & transaction history
Sun Of A Beach LLC · 3 yrs held
Sun Of A Beach LLC
since 2022
Last sale
$1.3M
5 recorded transactions
Zoning & alternative use
R-2 · East Sandwich, MA
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 East Sandwich submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs East 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
$1,220,000
ML approach
$1,265,000
CAP Approach
CAP Return
Estimation
6%
$1,240,000
6.5%
$1,145,000
7%
$1,065,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,555,000
Current use
RESTAURANT
$1,325,000
Change: -15% · Conversion: Difficult
Blend value · Realmo final
$1.27M
Range $1.14M – $1.40M · ±10% · vs last sale $1.30M (Jul 15 2022)
Last sale anchor
$1.30M
Jul 15 2022
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
$238 / 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
$11,994
Tax year 2024
Assessed value
$1,110,600
Assessed 2024
Previous assessed
$689,200
+61.1% YoY
Effective rate
1.08%
On assessed value
Assessed land
$593,100
Assessed improvement
$517,500
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
1961
Construction
FRAME
Heating
ELECTRIC
Cooling
YES
Buildings
1
Stories
1
Total area
5,343 SF
Lot
2.28 ac (99,317 SF)
Zoning code
R-2
APN
SAND M:0048 B:0014
UPID
US38-1503874
Jurisdiction
SANDWICH
Zoning & alternative use
R-2 · East Sandwich, MA
Zoning R-2 · permitted uses
R-2 · East Sandwich, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
East Sandwich. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.6M
RESTAURANT
Est. value
$1.3M
COMMERCIAL (GENERAL) Current
RESTAURANT
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
1961
Construction
FRAME
Heating
ELECTRIC
Cooling
Yes
Stories
1
Buildings
1
Lot
2.28 ac
Current owner
From public records · entity-resolved
Sun Of A Beach LLC
Entity
Mailing address
58 DAVIS HL RD, PAXTON, MA 01612-1046
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 15, 2022
$1,300,000
Sun Of A Beach LLC
Chosen Ft
Quit Claim Arm's Length For Ne States
$1,070,000 · Fall River Five Cents Savings Bank
Aug 23, 2018
$590,000
Chosen Ft
17 Mile R/e LLC
Quit Claim Deed
$250,000 · Cape Cod Bk&tr
Aug 23, 2018
$925,000
17 Mile R & E LLC
Leonard,ronald G
Quit Claim Deed
—
Nov 3, 1999
—
Ronald G Leonard
—
Deed Of Trust
related
$179,000 · Compass Bank For Savings
Nov 25, 1992
$313,000
Ronald G Leonard
Kelly,william A
Grant Deed
$235,000 · Zenon Grzybowski
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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