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Property profile & analytics
OFF-MARKET
Estimated value
$2,075,000
Office buildings
940 Rte 28 Harwich, MA 02645
Entity Owned
21-yr Hold
~
Est. High Equity
Property ID
US38-1174603
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1985
Construction
FRAME
Total area
11,890 SF
Lot
0.97 ac (42,253 SF)
Zoning code
R
APN
HARW M:34 P:S1-124
UPID
US38-1174603
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
$1.84M
Blend (final)
Blend
$2.08M
Owner & transaction history
Cranberry Investments LLC · 21 yrs held
Cranberry Investments LLC
since 2005
6 recorded transactions
Zoning & alternative use
R · Harwich, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.9M
+10.0%
Retail stores
$2.7M
+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 Harwich submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Harwich 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
$2,680,000
Current use
RESTAURANT
$2,945,000
Change: +10% · Conversion: Moderate
RETAIL STORES
$2,690,000
Change: +0% · Conversion: Moderate
COMMERCIAL (GENERAL)
$2,220,000
Change: -17% · Conversion: Easy
Blend value · Realmo final
$2.08M
Range $1.87M – $2.28M · ±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
$175 / 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
$9,003
Tax year 2024
Assessed value
$1,493,000
Assessed 2024
Previous assessed
$1,493,000
+0.0% YoY
Effective rate
0.60%
On assessed value
Assessed land
$268,400
Assessed improvement
$1,224,600
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 buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1985
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Total area
11,890 SF
Lot
0.97 ac (42,253 SF)
Zoning code
R
APN
HARW M:34 P:S1-124
UPID
US38-1174603
Jurisdiction
HARWICH
Zoning & alternative use
R · Harwich, MAZoning R · permitted uses
R · Harwich, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$2.7M
RESTAURANT
Est. value
$2.9M
RETAIL STORES
Est. value
$2.7M
COMMERCIAL (GENERAL)
Est. value
$2.2M
OFFICE BUILDING Current
RESTAURANT
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
1985
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Lot
0.97 ac
Current owner
From public records · entity-resolved
Cranberry Investments LLC
Entity
Mailing address
PO BOX 128, SOUTH HARWICH, MA 02661-0128
Ownership since
2005
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 7, 2017
—
Cranberry Investments LLC
—
Deed
related
$900,000 · Cape Cod Co-op Bk
Mar 13, 2007
—
Cranberry Investments LLC
—
Deed Of Trust
related
$15,000,000 · Citizens Bank Of Ma
Jan 31, 2005
$1,100,000
Cranberry Investments LLC
May Institute INC
Grant Deed
$950,000 · Citizens Bank Of Ma
Sep 28, 1999
—
May Inst INC
—
Deed Of Trust
related
$16,400,000 · Chittenden Trust Co
Nov 13, 1995
$680,000
May Inst INC
Wirth,kenneth P
Grant Deed
$612,000 · Southport Mtg Fund T
—
—
Cranberry Investments LLC
—
Deed Of Trust
related
$900,000 · Cape Cod Co-op Bk
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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