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Property profile & analytics
OFF-MARKET
Estimated value
$535,000
Office Spaces
94 Rte 6th 2 Sandwich, MA 02563
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US38-0684670
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
1988
Construction
FRAME
Total area
2,370 SF
Zoning code
BL-1
APN
SAND M:0088 B:0002 L:0002
UPID
US38-0684670
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
$490k
Blend (final)
Blend
$535k
Owner & transaction history
Peterman Realty LLC · 8 yrs held
Peterman Realty LLC
since 2018
3 recorded transactions
Zoning & alternative use
BL-1 · Sandwich, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
To provide for moderately dense limited commercial mixed-use, village-style development with local and transient services, while preserving or enhancing ocean views from highways, protecting character of historic environs, preserving or enhancing landscaping, minimizing visibility of parked autos and avoiding creation of hazards or congestion.
Zone name
Business Limited 1
General category
MIXED_USE
Zone area
321.17 ac
Source
Realmo
Top alternative use upside
Retail stores
$535,000
+0.5%
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 Sandwich submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sandwich 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
$535,000
Current use
RETAIL STORES
$535,000
Change: +0% · Conversion: Moderate
COMMERCIAL (GENERAL)
$530,000
Change: 0% · Conversion: Easy
Blend value · Realmo final
$535k
Range $482k – $589k · ±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
$226 / 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
$3,521
Tax year 2024
Assessed value
$326,000
Assessed 2024
Previous assessed
$323,200
+0.9% YoY
Effective rate
1.08%
On assessed value
Assessed improvement
$326,000
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
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Status
Off-Market
Year built
1988
Construction
FRAME
Heating
HOT WATER
Cooling
YES
Buildings
1
Stories
1
Total area
2,370 SF
Zoning code
BL-1
APN
SAND M:0088 B:0002 L:0002
UPID
US38-0684670
Jurisdiction
SANDWICH
Zoning & alternative use
BL-1 · Sandwich, MAZoning BL-1 · permitted uses
BL-1 · Sandwich, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
To provide for moderately dense limited commercial mixed-use, village-style development with local and transient services, while preserving or enhancing ocean views from highways, protecting character of historic environs, preserving or enhancing landscaping, minimizing visibility of parked autos and avoiding creation of hazards or congestion.
Zone name
Business Limited 1
General category
MIXED_USE
Zone area
321.17 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$535,000
RETAIL STORES
Est. value
$535,000
COMMERCIAL (GENERAL)
Est. value
$530,000
OFFICE BUILDING Current
RETAIL STORES
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
1988
Construction
FRAME
Heating
HOT WATER
Cooling
Yes
Stories
1
Buildings
1
Current owner
From public records · entity-resolved
Peterman Realty LLC
Entity
Mailing address
90 RTE 6TH 2ND STE #2, SANDWICH, MA 02563-5301
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 24, 2018
$315,000
Peterman Realty LLC
Richard H Sadowski
Quit Claim Arm's Length For Ne States
$850,000 · Harborone Bank
Jun 3, 2008
—
Richard H Sadowski
—
Deed Of Trust
related
$75,000 · Sovereign Bank
Apr 26, 1988
$246,230
Richard H Sadowski
The Sextant Corp
Grant Deed
$248,000 · Sandwich Cp Bank
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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