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Property profile & analytics
OFF-MARKET
Estimated value
$825,000
Office buildings
946-948 American Legion Hwy, Westport, MA 02790
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US38-1307624
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1985
Construction
FRAME
Total area
5,220 SF
Lot
2.1 ac (91,607 SF)
Zoning code
R1
APN
WPOR M:28 L:4B-138
UPID
US38-1307624
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
$915k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$701k
Blend (final)
Blend
$825k
Owner & transaction history
Bella Rose Realty LLC · 4 yrs held
Bella Rose Realty LLC
since 2022
Last sale
$695,000
7 recorded transactions
Zoning & alternative use
R1 · Westport, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.2M
+53.2%
Auto repair, garage
$930,000
+16.5%
Retail stores
$855,000
+7.4%
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
$925,000
ML approach
$915,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$795,000
Current use
RESTAURANT
$1,220,000
Change: +53% · Conversion: Moderate
AUTO REPAIR, GARAGE
$930,000
Change: +16% · Conversion: Difficult
RETAIL STORES
$855,000
Change: +7% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$835,000
Change: +5% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$795,000
Change: 0% · Conversion: Difficult
COMMERCIAL (GENERAL)
$780,000
Change: -2% · Conversion: Easy
WAREHOUSE, STORAGE
$690,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$825k
Range $743k – $908k · ±10% · vs last sale $695k (Jun 27 2022)
Last sale anchor
$695k
Jun 27 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
$158 / 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
$5,483
Tax year 2024
Assessed value
$709,300
Assessed 2024
Previous assessed
$709,300
+0.0% YoY
Effective rate
0.77%
On assessed value
Assessed land
$220,400
Assessed improvement
$488,900
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
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
5,220 SF
Lot
2.1 ac (91,607 SF)
Zoning code
R1
APN
WPOR M:28 L:4B-138
UPID
US38-1307624
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
OFFICE BUILDING Current
Est. value
$795,000
RESTAURANT
Est. value
$1.2M
AUTO REPAIR, GARAGE
Est. value
$930,000
RETAIL STORES
Est. value
$855,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$835,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$795,000
COMMERCIAL (GENERAL)
Est. value
$780,000
WAREHOUSE, STORAGE
Est. value
$690,000
OFFICE BUILDING Current
RESTAURANT
AUTO REPAIR, GARAGE
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
NEIGHBORHOOD: SHOPPING CENTER
COMMERCIAL (GENERAL)
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
1985
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Lot
2.1 ac
Current owner
From public records · entity-resolved
Bella Rose Realty LLC
Entity
Mailing address
61 CAPITOL ST, NEW BEDFORD, MA 02744-1416
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
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 27, 2022
$695,000
Bella Rose Realty LLC
Coastal Professional Pk
Quit Claim Arm's Length For Ne States
$556,000 · Citizens Bank
Dec 28, 2005
$280,000
Derek Medico
Coastal Corporate Pk LLC
Grant Deed
$224,000 · Worth Funding INC
Jun 17, 2005
$265,000
Carol Ann Barriere
Coastal Corporate Pk LLC
Grant Deed
—
Jun 1, 2005
—
Coastal Corporate Pk LLC
—
Grant Deed
related
$500,000 · Fall River Five Cents
Aug 30, 2004
—
Coastal Prof Park INC
—
Deed Of Trust
related
$450,000 · Webster Bank
Aug 11, 2004
$215,000
Christopher R Parker
Coastal Corporate Pk LLC
Grant Deed
$172,000 · Sovereign Bank
Jul 13, 2004
$1
Coastal Corporate Pk LLC
Long,james J
Grant Deed
related
—
Mar 24, 2004
$328,173
Coastal Prof Park INC
Long,james J
Grant Deed
$313,173 · Zuckerman Family Nomi
Nov 10, 2000
—
James J Long
—
Deed Of Trust
related
$125,000 · First Federal Savings Bank
Nov 19, 1999
—
James J Long
—
Deed Of Trust
related
$25,000 · First Federal Savings Bank
Apr 18, 1995
—
James J Long
—
Deed Of Trust
related
$200,000 · Westport FCU
Sep 23, 1994
—
James J Long
—
Deed Of Trust
related
$150,000 · Westport FCU
Mar 7, 1988
—
James J Long
—
Deed Of Trust
related
$265,000 · Fall River Five Cents
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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