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Property profile & analytics
OFF-MARKET
Estimated value
$630,000
Investment properties
89 Old Sayles Hl Rd, Lincoln, RI 02865-5119
Individually Owned
27-yr Hold
Property ID
US76-0179408
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1965
Construction
FRAME
Total area
3,754 SF
Lot
14.9 ac (648,957 SF)
Zoning code
REA
APN
NSMI M:0017 L:0204
UPID
US76-0179408
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
-
Cozy Quarters Pet Inn Pet Grooming Service
-
StageLight Candle Company Home Decor Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$680k
Comparable Approach
Comparable
$668k
Blend (final)
Blend
$630k
Owner & transaction history
Kim M Dicostanzo · 27 yrs held
Kim M Dicostanzo
since 1998
4 recorded transactions
Zoning & alternative use
REA · Lincoln, RI
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$720,000
+43.7%
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 Lincoln submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lincoln 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%
$740,000
6.5%
$680,000
7%
$635,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$500,000
Current use
OFFICE BUILDING
$720,000
Change: +44% · Conversion: Easy
Blend value · Realmo final
$630k
Range $567k – $693k · ±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
$168 / 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 2023Property tax & assessments
Tax year 2023
Assessed value
$535,700
Assessed 2023
Previous assessed
$535,700
+0.0% YoY
Assessed land
$217,900
Assessed improvement
$317,800
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1965
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
1
Rooms
9
Bathrooms
2
Total area
3,754 SF
Lot
14.9 ac (648,957 SF)
Zoning code
REA
APN
NSMI M:0017 L:0204
UPID
US76-0179408
Jurisdiction
NORTH SMITHFIELD
Zoning & alternative use
REA · Lincoln, RI
Zoning REA · permitted uses
REA · Lincoln, RI
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lincoln. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$500,000
OFFICE BUILDING
Est. value
$720,000
COMMERCIAL (GENERAL) Current
OFFICE BUILDING
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
1965
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
1
Rooms
9
Bathrooms
2
Lot
14.9 ac
Current owner
From public records · entity-resolved
Kim M Dicostanzo
Individual
Mailing address
89 OLD SAYLES HL RD, LINCOLN, RI 02865-5119
Ownership since
1998
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 24, 2003
—
John R Dicostanzo
—
Deed Of Trust
related
$171,000 · Mortgage Network INC
Sep 11, 2002
—
John R Dicostanzo
—
Deed Of Trust
related
$180,500 · Mortgage Network INC
Oct 28, 1998
$234,000
Kim M Dicostanzo
Kosowski,mary L
Grant Deed
$187,200 · Primary Mortgage Corp
Jun 1, 1990
—
Mary L Kosowski
—
Deed Of Trust
related
$101,000 · Bank Of N E Old Colony
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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