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Property profile & analytics
OFF-MARKET
Estimated value
$1,290,000
Investment properties
70 Bradford St Provincetown, MA 02657-1363
Individually Owned
5-yr Hold
Property ID
US38-1554767
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1850
Construction
FRAME
Total area
2,148 SF
Lot
0.09 ac (4,051 SF)
Zoning code
RES3
APN
PROV M:7-2 P:177
UPID
US38-1554767
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
-
Bradford Carver House Bed & Breakfast Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.46M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.49M
Blend (final)
Blend
$1.29M
Owner & transaction history
Erich G Rhynhart · 5 yrs held
Erich G Rhynhart
since 2020
Last sale
$1.2M
7 recorded transactions
Zoning & alternative use
RES3 · Provincetown, 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 Provincetown submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Provincetown 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
$1,430,000
ML approach
$1,455,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.29M
Range $1.16M – $1.42M · ±10% · vs last sale $1.19M (Oct 13 2020)
Last sale anchor
$1.19M
Oct 13 2020
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
$601 / 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
Assessed value
$1,372,900
Assessed 2024
Previous assessed
$1,372,900
+0.0% YoY
Assessed land
$532,300
Assessed improvement
$840,600
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
1850
Construction
FRAME
Heating
HOT WATER
Buildings
1
Stories
2
Units
1
Rooms
9
Bathrooms
7
Total area
2,148 SF
Lot
0.09 ac (4,051 SF)
Zoning code
RES3
APN
PROV M:7-2 P:177
UPID
US38-1554767
Jurisdiction
PROVINCETOWN
Zoning & alternative use
RES3 · Provincetown, MA
Zoning RES3 · permitted uses
RES3 · Provincetown, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Provincetown. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1850
Construction
FRAME
Heating
HOT WATER
Stories
2
Buildings
1
Units
1
Rooms
9
Bathrooms
7
Lot
0.09 ac
Current owner
From public records · entity-resolved
Erich G Rhynhart
Individual
Mailing address
69 MT VERNON ST, BOSTON, MA 02108-1352
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 13, 2020
$1,194,375
Erich G Rhynhart
Kenneth F Nelson
Quit Claim Arm's Length For Ne States
$955,500 · Santander Bank NA
Jan 16, 2018
—
Kenneth F Nelson
—
Deed
related
$239,726 · Cape Cod Cooperative Bank
Jun 10, 1996
$320,000
Kenneth F Nelson
Boccio,geraldine
Grant Deed
$240,000 · Robert J Dean SR
Nov 12, 1992
—
Geraldine Boccio
—
Deed Of Trust
related
$155,000 · Seamens Savings Bank
May 15, 1990
$171,000
Geraldine Boccio
Steele,elizabeth H
Grant Deed
$136,800 · Margaretten Corp
May 25, 1988
$173,500
Elizabeth H Steele
Hewitt,eric R
Grant Deed
$155,000 · Seamens Savings Bank
—
—
Kenneth F Nelson
—
Deed Of Trust
related
$200,000 · Cape Cod Co-op Bk
—
—
Kenneth F Nelson
—
Deed Of Trust
related
$239,726 · Cape Cod Co-op Bk
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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