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Property profile & analytics
OFF-MARKET
Estimated value
$1,650,000
Investment properties
10 Harris St, Boston, MA 02109-1186
Entity Owned
10-yr Hold
Property ID
US38-0479184
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1875
Construction
BRICK
Total area
6,534 SF
Lot
0.03 ac (1,160 SF)
Zoning code
RC
APN
CBOS W:03 P:03143 S:000
UPID
US38-0479184
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
by Request
Blend (final)
Blend
$1.65M
Owner & transaction history
Pdjm Land T LLC Tr · 10 yrs held
Pdjm Land T LLC Tr
since 2016
7 recorded transactions
Zoning & alternative use
RC · Boston, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Boston submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Boston 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$253 / 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 2016Property tax & assessments
Tax year 2016
Tax billed
$18,139
Tax year 2016
Assessed value
$2,060,100
Assessed 2024
Previous assessed
$2,118,900
-2.8% YoY
Effective rate
0.88%
On assessed value
Assessed land
$566,300
Assessed improvement
$1,493,800
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1875
Construction
BRICK
Heating
NONE
Cooling
YES
Buildings
1
Stories
5
Units
5
Rooms
12
Bathrooms
4
Total area
6,534 SF
Lot
0.03 ac (1,160 SF)
Zoning code
RC
APN
CBOS W:03 P:03143 S:000
UPID
US38-0479184
Jurisdiction
BOSTON
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
RC · Boston, MA
Zoning RC · permitted uses
RC · Boston, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Boston. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1875
Construction
BRICK
Heating
NONE
Cooling
Yes
Stories
5
Buildings
1
Units
5
Rooms
12
Bathrooms
4
Lot
0.03 ac
Current owner
From public records · entity-resolved
Pdjm Land T LLC Tr
Entity
Mailing address
9 MT VERNON STB, WINCHESTER, MA 01890-2711
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 13, 2016
$4,125,000
Pdjm Land T LLC Tr
Fddg Ma LLC
Quit Claim Arm's Length For Ne States
$17,525,000 · East Boston Savings Bank
Dec 28, 2012
$1
Fddg Ma LLC
Frattaroll,donato
Grant Deed
related
—
Oct 4, 2012
—
Donato Frattaroli
—
Deed Of Trust
related
$1,200,000 · Northmark Bank
Jul 20, 2004
—
Donato Frattarolli
—
Deed Of Trust
related
$850,000 · Greenpoint Mortgage Funding
Jun 26, 2001
—
Donato Frattaroli
—
Deed Of Trust
related
$900,000 · East Boston Savings Bank
Nov 6, 2000
—
Donato Frattaroli
—
Deed Of Trust
related
$199,920 · Fleet National Bank
Aug 31, 2000
—
Donato Frattaroli
—
Deed Of Trust
related
$520,000 · Fleet Mortgage Corp
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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