Individually Owned 
For Sale
1 / 11
$2,140,000
85 Samoset St, Plymouth, MA 02360
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Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1974
Construction
FRAME
Total area
13,262 SF
Lot
1.17 ac (50,965 SF)
Zoning code
TC
APN
PLYM M:0030 B:0000 L:0003-3A
UPID
US38-1794937
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Alternative Medicine Practice
-
Alternative Medicine Practice
-
Alternative Medicine Practice
-
Real Estate Agency
-
Tax Preparation
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.82M
Blend (final)
Blend
$2.14M
Owner & transaction history
since 2011
7 recorded transactions
Zoning & alternative use
TC · Plymouth, MA
Zoning description
§205-9. Transitional Commercial (TC). 1. To preserve the residential character of the District while allowing for transitions to more intensive, compatible Commercial Uses. 2. To allow for a mix of Residential Uses and c…
General category
COMMERCIAL
Top alternative use upside
Restaurant
$3.5M
+33.2%
Industrial (general)
$3.0M
+14.7%
Retail stores
$2.8M
+4.8%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
17% off on annual
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
All 3 comparables with addresses
6 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$2.14M
Value range
$1.93M – $2.35M
±10% around blend
Estimated value / SF
$161 / SF
Confidence
Low
3 county-verified comps
Property data
100
Market benchmarks
100
Comparable evidence
30
Income certainty
100
$1.93M
blend $2.14M
$2.35M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
13,262 SF
Lot area
1.17 ac
Year built
1974
Stories
2
APN
PLYM M:0030 B:0000 L:0003-3A
Zoning
TC
Assessed value
$1,755,500
Annual tax
$22,593
3
Income approach: direct capitalization
Partial preview
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$22,593
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$1.82M
Weighted, 3 comps · low confidence
Evidence
3 found · 3 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
17.2 mi away · 11,307 SF
19.1 mi away · 9,298 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$2.14M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 42 sales
$198
-18%
Submarket 42 sales
$198
-18%
County 232 sales
$202
-20%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $161/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Restaurant
Gross theoretical uplift
+33%
vs current-use indication
Industrial (general)
Retail Stores
Auto Repair, Garage
Office Building · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 3 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$272k
Move the market yield to see immediate price impact.
Value / SF
$21
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$17k
$343k
$245k
$191k
$19k
$381k
$272k
$212k
$21k
$419k
$299k
$233k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
3 found
Low confidence · county-verified
Closest comparable
$1.65M
4.1 mi · Nov 2025 · $131/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$22,593
Tax year 2024
Assessed value
$1,755,500
Assessed 2024
Previous assessed
$1,755,500
+0.0% YoY
Effective rate
1.29%
On assessed value
Assessed land
$636,000
Assessed improvement
$1,119,500
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING
Status
For Sale
Year built
1974
Construction
FRAME
Heating
HEAT PUMP
Cooling
YES
Buildings
1
Stories
2
Units
10
Bathrooms
4
Total area
13,262 SF
Lot
1.17 ac (50,965 SF)
Zoning code
TC
APN
PLYM M:0030 B:0000 L:0003-3A
UPID
US38-1794937
Jurisdiction
PLYMOUTH
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
TC · Plymouth, MAZoning TC · permitted uses
TC · Plymouth, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
§205-9. Transitional Commercial (TC). 1. To preserve the residential character of the District while allowing for transitions to more intensive, compatible Commercial Uses. 2. To allow for a mix of Residential Uses and c…
General category
COMMERCIAL
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1974
Construction
FRAME
Heating
HEAT PUMP
Cooling
Yes
Stories
2
Buildings
1
Units
10
Bathrooms
4
Lot
1.17 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
TC
COMMERCIAL
Jurisdiction
Plymouth, MA
Recorded code
TC
Official district
TC
Official district profile
What the municipal code says about TC
Zoning description
§205-9. Transitional Commercial (TC). 1. To preserve the residential character of the District while allowing for transitions to more intensive, compatible Commercial Uses. 2. To allow for a mix of Residential Uses and c…
General category
COMMERCIAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for TC in Plymouth, MA.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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