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Property profile & analytics
OFF-MARKET
Estimated value
$1,295,000
Investment properties
930 American Legion Hwy, Westport, MA 02790-5218
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US38-1256211
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1974
Construction
FRAME
Total area
9,504 SF
Lot
2 ac (87,120 SF)
Zoning code
R1
APN
WPOR M:28 L:153
UPID
US38-1256211
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
$1.54M
CAP Approach
CAP
$1.73M
Comparable Approach
Comparable
$959k
Blend (final)
Blend
$1.30M
Owner & transaction history
Cheryl Ann Demello LLC · 4 yrs held
Cheryl Ann Demello LLC
since 2022
Last sale
$1.3M
7 recorded transactions
Zoning & alternative use
R1 · Westport, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.7M
+19.5%
Retail stores
$1.6M
+10.1%
Apartment house (5+ units)
$1.5M
+7.5%
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 Westport submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Westport 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
$1,405,000
ML approach
$1,535,000
CAP Approach
CAP Return
Estimation
6%
$1,870,000
6.5%
$1,725,000
7%
$1,605,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,415,000
Current use
AUTO REPAIR, GARAGE
$1,690,000
Change: +19% · Conversion: Difficult
RETAIL STORES
$1,560,000
Change: +10% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$1,520,000
Change: +7% · Conversion: Moderate
OFFICE BUILDING
$1,450,000
Change: +3% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$1,450,000
Change: +3% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,255,000
Change: -11% · Conversion: Difficult
Blend value · Realmo final
$1.30M
Range $1.17M – $1.42M · ±10% · vs last sale $1.28M (Mar 31 2022)
Last sale anchor
$1.28M
Mar 31 2022
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
$136 / 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
$9,165
Tax year 2024
Assessed value
$1,185,700
Assessed 2024
Previous assessed
$1,185,700
+0.0% YoY
Effective rate
0.77%
On assessed value
Assessed land
$218,800
Assessed improvement
$966,900
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1974
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Total area
9,504 SF
Lot
2 ac (87,120 SF)
Zoning code
R1
APN
WPOR M:28 L:153
UPID
US38-1256211
Jurisdiction
WESTPORT
Zoning & alternative use
R1 · Westport, MA
Zoning R1 · permitted uses
R1 · Westport, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Westport. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.4M
AUTO REPAIR, GARAGE
Est. value
$1.7M
RETAIL STORES
Est. value
$1.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.5M
OFFICE BUILDING
Est. value
$1.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.5M
WAREHOUSE, STORAGE
Est. value
$1.3M
COMMERCIAL (GENERAL) Current
AUTO REPAIR, GARAGE
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
WAREHOUSE, STORAGE
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
1974
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Lot
2 ac
Current owner
From public records · entity-resolved
Cheryl Ann Demello LLC
Entity
Mailing address
41 BENTLEY LN, WESTPORT, MA 02790-2221
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 31, 2022
$1,280,000
Cheryl Ann Demello LLC
Dias Ft
Quit Claim Arm's Length For Ne States
$960,000 · Fall River Five Cents Savings Bank
Sep 14, 2011
$1
Dias Ft
Dias,mary L
Grant Deed
—
May 19, 2009
—
Mary Lou Dias
—
Deed Of Trust
related
$134,126 · Webster Bank
Apr 30, 2004
—
Mary Lou Dias
—
Deed Of Trust
related
$160,000 · First Federal Savings Bank
Feb 18, 1999
—
Marylou Dias
—
Deed Of Trust
related
$115,000 · First Federal Savings Bank
Dec 16, 1996
—
Mary Lou Dias
—
Deed Of Trust
related
$15,000 · First Federal Savings Bank
Nov 15, 1996
—
Mary Lou Dias
—
Deed Of Trust
related
$105,000 · First Federal Savings Bank
Nov 10, 1993
—
Mary Lou Dias
—
Deed Of Trust
related
$90,000 · First Federal Savings Bank
Jun 7, 1991
—
Mary Lou Dias
—
Deed Of Trust
related
$80,000 · Zuckerman Family Nomi
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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