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Property profile & analytics
OFF-MARKET
Estimated value
$1,940,000
Retail properties & Spaces
949 Bearses Way Hyannis, MA 02601-2230
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US38-1126925
Property profile
Verified
Property type
Retail properties & Spaces
Use group
DEPARTMENT STORE
Year built
1983
Construction
STEEL FRAME
Total area
5,950 SF
Lot
0.83 ac (36,155 SF)
Zoning code
HB;B
APN
HYAN M:273 L:125
UPID
US38-1126925
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
$2.15M
CAP Approach
CAP
$1.88M
Comparable Approach
Comparable
$1.57M
Blend (final)
Blend
$1.94M
Owner & transaction history
Couch Dreams LLC · 3 yrs held
Couch Dreams LLC
since 2023
Last sale
$2.1M
7 recorded transactions
Zoning & alternative use
HB;B · Hyannis, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.5M
+9.5%
Commercial (general)
$1.4M
+3.4%
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 Hyannis submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Hyannis 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
$1,840,000
ML approach
$2,145,000
CAP Approach
CAP Return
Estimation
6%
$2,035,000
6.5%
$1,880,000
7%
$1,745,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,345,000
Current use
RESTAURANT
$1,475,000
Change: +9% · Conversion: Easy
COMMERCIAL (GENERAL)
$1,390,000
Change: +3% · Conversion: Easy
OFFICE BUILDING
$1,310,000
Change: -3% · Conversion: Easy
Blend value · Realmo final
$1.94M
Range $1.75M – $2.13M · ±10% · vs last sale $2.10M (Feb 28 2025)
Last sale anchor
$2.10M
Feb 28 2025
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
$326 / 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
$10,970
Tax year 2024
Assessed value
$1,125,100
Assessed 2024
Previous assessed
$1,125,100
+0.0% YoY
Effective rate
0.98%
On assessed value
Assessed land
$461,900
Assessed improvement
$663,200
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
Retail properties & Spaces
Use group
DEPARTMENT STORE
Status
Off-Market
Year built
1983
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
1
Total area
5,950 SF
Lot
0.83 ac (36,155 SF)
Zoning code
HB;B
APN
HYAN M:273 L:125
UPID
US38-1126925
Jurisdiction
BARNSTABLE
Zoning & alternative use
HB;B · Hyannis, MA
Zoning HB;B · permitted uses
HB;B · Hyannis, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Hyannis. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.3M
RESTAURANT
Est. value
$1.5M
COMMERCIAL (GENERAL)
Est. value
$1.4M
OFFICE BUILDING
Est. value
$1.3M
RETAIL STORES Current
RESTAURANT
COMMERCIAL (GENERAL)
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
1983
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
1
Lot
0.83 ac
Current owner
From public records · entity-resolved
Couch Dreams LLC
Entity
Mailing address
949 BEARSES WAY, HYANNIS, MA 02601-2230
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 12, 2025
—
520 Mai Vinh Estate LLC
—
Deed
related
$756,000 · Cape & Islands Community Development INC
Feb 28, 2025
—
520 Mai Vinh Re LLC
—
Deed
related
$740,000 · Marthas Vineyard Bank
May 30, 2023
$1,181,000
Couch Dreams LLC
William Drinan
Deed
$944,800 · Eastern Bank
Jan 4, 2023
$1,160,000
William Drinan
319 R&r LLC
Deed
$896,000 · Cape Cod Five Cents Savings Bank
Apr 15, 2014
—
319 R&r LLC
Jbr RT
Quit Claim Deed
related
—
Jan 11, 2005
—
Jbr RT
—
Deed Of Trust
related
$800,000 · Cape Cod Five Cent Bank
Jun 5, 2003
—
Jbr RT
—
Deed Of Trust
related
$750,000 · Plymouth Savings Bank
Nov 15, 2002
—
Jbr RT
—
Deed Of Trust
related
$760,000 · Plymouth Savings Bank
Apr 5, 2000
—
Jbr RT
—
Deed Of Trust
related
$373,000 · South Eastern Econ Dev Corp
Jul 28, 1999
$495,000
Jbr RT
Morse,warren O
Grant Deed
$450,000 · Plymouth Savings Bank
Jul 28, 1999
—
Jbr RT
—
Deed Of Trust
related
$360,000 · Plymouth Savings 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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