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Property profile & analytics
OFF-MARKET
Turn key restaurants
85 Shank Painter Rd, Provincetown, MA 02657-1344
Entity Owned
16-yr Hold
~
Est. High Equity
Property ID
US38-0013291
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1955
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
5,441 SF
Lot
0.8 ac (34,892 SF)
Zoning code
GC
APN
PROV M:7-3 P:23
UPID
US38-0013291
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
-
Mac's Fish House Provincetown Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Bay Ocean Prop LLC · 16 yrs held
Bay Ocean Prop LLC
since 2010
7 recorded transactions
Zoning & alternative use
GC · 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$8,305
Tax year 2024
Assessed value
$1,594,100
Assessed 2024
Previous assessed
$1,594,100
+0.0% YoY
Effective rate
0.52%
On assessed value
Assessed land
$558,300
Assessed improvement
$1,035,800
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
Off-Market
Year built
1955
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
SPACE
Buildings
1
Stories
1
Rooms
6
Bathrooms
2
Total area
5,441 SF
Lot
0.8 ac (34,892 SF)
Zoning code
GC
APN
PROV M:7-3 P:23
UPID
US38-0013291
Jurisdiction
PROVINCETOWN
Zoning & alternative use
GC · Provincetown, MA
Zoning GC · permitted uses
GC · 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
1955
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
SPACE
Stories
1
Buildings
1
Rooms
6
Bathrooms
2
Lot
0.8 ac
Current owner
From public records · entity-resolved
Bay Ocean Prop LLC
Entity
Mailing address
PO BOX 1768, WELLFLEET, MA 02667-1768
Ownership since
2010
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 24, 2014
—
Bay Ocean Properties LLC
—
Grant Deed
related
$980,000 · Seamens Svgs Bk
Apr 12, 2013
—
Bay Ocean Props LLC
—
Deed Of Trust
related
$700,000 · Seamens Savings Bank
Mar 11, 2011
—
Bay Ocean Props LLC
—
Deed Of Trust
related
$102,500 · Christopher W King
Jun 30, 2010
—
Bay Ocean Prop LLC
—
Deed Of Trust
related
$228,550 · Seamens Savings Bank
Jun 30, 2010
$525,000
Bay Ocean Prop LLC
Silva,clement A
One Of Committee, Strict Foreclosure, Sheriff, Or Redemption Deeds
related
$326,500 · Seamens Savings Bank
Jul 31, 2008
—
85-87 Shankpainter Rd LLC
—
Deed Of Trust
related
$200,000 · Rockland Trust Co
Jul 18, 2008
—
85-87 Shankpainter Rd LLC
—
Deed Of Trust
related
$25,691 · Robert B Our Co INC
Jun 5, 2001
—
Clement A Silva
—
Deed Of Trust
related
$675,000 · Compass Bank For Savings
Oct 6, 2000
—
Clement A Silva
—
Deed Of Trust
related
$94,800 · Seamens Savings Bank
Jan 14, 2000
$575,000
Clement A Silva
Provincetown Golf Rang
Grant Deed
—
Dec 4, 1998
$164,200
Clement A Silva
Provincetown Golf Rang
Grant Deed
$123,150 · Seamens Savings Bank
Jun 23, 1998
$575,000
Clement A Silva
Provincetown Golf Rng
Grant Deed
$431,250 · Seamens Savings Bank
Jun 23, 1998
—
Clement A Silva
—
Deed Of Trust
related
$41,000 · Zenon Grzybowski
Apr 10, 1998
$175,000
Brandychamp RT
Provincetown Golf Rang
Grant Deed
$340,000 · Seamens Savings Bank
Apr 10, 1998
—
Brandychamp RT
—
Deed Of Trust
related
$25,000 · 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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