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Property profile & analytics
OFF-MARKET
Estimated value
$4,155,000
Office buildings
8 Mayhew Ln, Edgartown, MA 02539
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US38-1581677
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1930
Construction
FRAME
Total area
10,870 SF
Lot
0.19 ac (8,232 SF)
APN
EDGA M:020D B:0318 L:
UPID
US38-1581677
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.75M
Blend (final)
Blend
$4.16M
Owner & transaction history
Wharf Hldg LLC · 5 yrs held
Wharf Hldg LLC
since 2020
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$6.3M
+21.2%
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 Edgartown submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Edgartown 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$5,185,000
Current use
COMMERCIAL (GENERAL)
$6,280,000
Change: +21% · Conversion: Easy
Blend value · Realmo final
$4.16M
Range $3.74M – $4.57M · ±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
$382 / 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
$17,669
Tax year 2024
Assessed value
$6,929,200
Assessed 2024
Previous assessed
$6,929,200
+0.0% YoY
Effective rate
0.25%
On assessed value
Assessed land
$2,525,900
Assessed improvement
$4,403,300
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1930
Construction
FRAME
Heating
FORCED AIR
Buildings
1
Stories
2
Units
4
Bathrooms
3
Total area
10,870 SF
Lot
0.19 ac (8,232 SF)
APN
EDGA M:020D B:0318 L:
UPID
US38-1581677
Jurisdiction
EDGARTOWN
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$5.2M
COMMERCIAL (GENERAL)
Est. value
$6.3M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
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
1930
Construction
FRAME
Heating
FORCED AIR
Stories
2
Buildings
1
Units
4
Bathrooms
3
Lot
0.19 ac
Current owner
From public records · entity-resolved
Wharf Hldg LLC
Entity
Mailing address
PO BOX 188, WEST MYSTIC, CT 06388-0188
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 6, 2020
—
Wharf Hldg LLC
—
Deed
related
$6,066,000 · Harborone Bank
Apr 29, 2019
—
Wharf Hldgs LLC
—
Deed
related
$14,500,000 · Keybank USA
Nov 29, 2012
—
Wharf Holdings LLC
—
Deed Of Trust
related
$7,000,000 · First Niagara Bank
Apr 4, 2012
—
Grove Properties Fund LLC
—
Deed Of Trust
related
$12,000,000 · Wharf Holdings LLC
Jan 4, 2007
—
Wharf Holdings LLC
—
Grant Deed
related
$11,000,000 · Citizens Bank Of Ct
—
—
Wharf Hldgs LLC
—
Deed Of Trust
related
$14,500,000 · Keybank USA
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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