New search
Property profile & analytics
OFF-MARKET
Estimated value
$1,310,000
Motels
716 Commercial St, Provincetown, MA 02657-1777
Entity Owned
7-yr Hold
~
Est. High Equity
Property ID
US38-0698890
Property profile
Verified
Property type
Motels
Use group
MOTEL
Year built
1970
Construction
FRAME
Total area
9,346 SF
Lot
2.02 ac (88,020 SF)
Zoning code
RES1
APN
PROV M:18-2 P:9
UPID
US38-0698890
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
-
Breakwater Hotel Hotel & Motel
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.81M
Comparable Approach
Comparable
$962k
Blend (final)
Blend
$1.31M
Owner & transaction history
Lexvest Breakwater LLC · 7 yrs held
Lexvest Breakwater LLC
since 2018
7 recorded transactions
Zoning & alternative use
RES1 · 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,955,000
6.5%
$1,805,000
7%
$1,675,000
Blend value · Realmo final
$1.31M
Range $1.18M – $1.44M · ±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
$140 / 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
$17,751
Tax year 2024
Assessed value
$3,407,100
Assessed 2024
Previous assessed
$3,407,100
+0.0% YoY
Effective rate
0.52%
On assessed value
Assessed land
$2,198,200
Assessed improvement
$1,208,900
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
Motels
Use group
MOTEL
Status
Off-Market
Year built
1970
Construction
FRAME
Heating
SPACE
Buildings
1
Stories
2
Units
1
Rooms
30
Bathrooms
29
Total area
9,346 SF
Lot
2.02 ac (88,020 SF)
Zoning code
RES1
APN
PROV M:18-2 P:9
UPID
US38-0698890
Jurisdiction
PROVINCETOWN
Zoning & alternative use
RES1 · Provincetown, MA
Zoning RES1 · permitted uses
RES1 · 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
1970
Construction
FRAME
Heating
SPACE
Stories
2
Buildings
1
Units
1
Rooms
30
Bathrooms
29
Lot
2.02 ac
Current owner
From public records · entity-resolved
Lexvest Breakwater LLC
Entity
Mailing address
141 PARKER ST STE #305, MAYNARD, MA 01754-2180
Ownership since
2018
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
Mar 15, 2022
—
Lexvest Breakwater LLC
—
Deed
related
$3,000,000 · Cape Cod Five Cents Savings Bank
Jul 3, 2019
—
Lexvest Breakwater LLC
—
Deed
related
$946,000 · Bay Colony Dev
Nov 1, 2018
$2,360,000
Lexvest Breakwater LLC
Breakwater Motel
Quit Claim Deed
$1,500,000 · Cape Cod Five Cents Svgs Bk
Mar 29, 2018
—
Breakwater Motel Realty Trust
Beach Point Realty Trust
Quit Claim Deed
related
—
Sep 21, 2011
—
Beach Point RT
—
Deed Of Trust
related
$400,000 · Seamens Savings Bank
Sep 7, 2001
—
Beach Point RT
—
Deed Of Trust
related
$272,000 · Seamens Savings Bank
Feb 28, 1997
—
Beach Point RT
—
Deed Of Trust
related
$250,000 · Bankboston Development Co LLC
Apr 12, 1995
—
Beach Point RT
—
Deed Of Trust
related
$245,000 · Thomas M Sykes
Jun 28, 1994
—
Beach Point Realty
—
Deed Of Trust
related
$300,000 · Cape Cod Five Cent Bank
—
—
Lexvest Breakwater LLC
—
Deed Of Trust
related
$946,000 · Bay Colony Dev
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 716 Commercial St?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
