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Property profile & analytics
FOR LEASE
Turn key restaurants
71 Water St, Woods Hole, MA 02543
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US38-1477874
For Lease
1 / 4
$770,000
71 Water St, Woods Hole, MA 02543
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Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1940
Construction
FRAME
Total area
1,884 SF
Lot
0.05 ac (2,069 SF)
Zoning code
B1
APN
FALM 49A S:01 P:001 L:000
UPID
US38-1477874
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
-
Woods Hole Wharf Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$810k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$661k
Blend (final)
Blend
$770k
Owner & transaction history
Woods Hole Water St LLC · 1 yrs held
Woods Hole Water St LLC
since 2025
Last sale
$750,000
7 recorded transactions
Zoning & alternative use
B1 · Falmouth, 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 Woods Hole submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Woods Hole 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
$870,000
ML approach
$810,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$465,000
Current use
Blend value · Realmo final
$770k
Range $693k – $847k · ±10% · vs last sale $750k (Sep 28 2020)
Last sale anchor
$750k
Sep 28 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
$409 / 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
$6,507
Tax year 2024
Assessed value
$1,036,200
Assessed 2024
Previous assessed
$874,000
+18.6% YoY
Effective rate
0.63%
On assessed value
Assessed land
$782,500
Assessed improvement
$253,700
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
Turn key restaurants
Use group
RESTAURANT
Status
For Lease
Year built
1940
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Units
1
Bathrooms
2
Total area
1,884 SF
Lot
0.05 ac (2,069 SF)
Zoning code
B1
APN
FALM 49A S:01 P:001 L:000
UPID
US38-1477874
Jurisdiction
FALMOUTH
Zoning & alternative use
B1 · Falmouth, MA
Zoning B1 · permitted uses
B1 · Falmouth, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Falmouth. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT Current
Est. value
$465,000
RESTAURANT Current
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
1940
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Units
1
Bathrooms
2
Lot
0.05 ac
Current owner
From public records · entity-resolved
Woods Hole Water St LLC
Entity
Mailing address
305 WW ST, BRAINTREE, MA 02184-3917
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 26, 2025
$987,700
Woods Hole Water St LLC
Brayden RT
Deed
—
Feb 2, 2021
—
Brayden RT
—
Deed
related
$500,000 · William Manley
Sep 28, 2020
$720,000
Brayden RT Trust
Irie
Quit Claim Deed
—
Apr 17, 2013
—
Irie RT
—
Deed Of Trust
related
$575,000 · Cape Cod Coop Bank
Mar 18, 2008
$750,000
Carol A Grigas
D&l T
Grant Deed
$269,000 · South Eastern Econ Dev Corp
Mar 18, 2008
—
Carol A Grigas
—
Deed Of Trust
related
$50,000 · S&l T
Oct 14, 2005
$1
S
Baker,shirley
Grant Deed
related
—
Aug 6, 2003
—
Shirley Baker
—
Deed Of Trust
related
$350,000 · Falmouth Capital Bank
Nov 5, 1997
—
Shirley Baker
—
Deed Of Trust
related
$50,000 · Thomas M Sykes
Jun 10, 1987
$285,000
Shirley Baker
Thornstensen,esther
Grant Deed
$75,000 · 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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