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Property profile & analytics
OFF-MARKET
Estimated value
$49,930,000
Office buildings
10 Merchants Row, Boston, MA 02109
Entity Owned
27-yr Hold
Free & Clear
Property ID
US38-0642528
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1902
Construction
CONCRETE
Total area
132,022 SF
Lot
0.29 ac (12,629 SF)
Zoning code
C
APN
CBOS W:03 P:03680 S:000
UPID
US38-0642528
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
$63.88M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$49.93M
Owner & transaction history
India Bldg LLC · 27 yrs held
India Bldg LLC
since 1998
3 recorded transactions
Zoning & alternative use
C · 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
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$69,200,000
6.5%
$63,880,000
7%
$59,315,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$81,135,000
Current use
AUTO REPAIR, GARAGE
$77,680,000
Change: -4% · Conversion: Difficult
RETAIL STORES
$70,945,000
Change: -13% · Conversion: Moderate
Blend value · Realmo final
$49.93M
Range $44.94M – $54.92M · ±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
$378 / 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
$1,401,689
Tax year 2024
Assessed value
$55,468,500
Assessed 2024
Previous assessed
$55,468,500
+0.0% YoY
Effective rate
2.53%
On assessed value
Assessed land
$14,636,300
Assessed improvement
$40,832,200
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1902
Construction
CONCRETE
Heating
NONE
Buildings
1
Stories
11
Units
1
Total area
132,022 SF
Lot
0.29 ac (12,629 SF)
Zoning code
C
APN
CBOS W:03 P:03680 S:000
UPID
US38-0642528
Jurisdiction
BOSTON
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
C · Boston, MA
Zoning C · permitted uses
C · 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.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$81.1M
AUTO REPAIR, GARAGE
Est. value
$77.7M
RETAIL STORES
Est. value
$70.9M
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
RETAIL STORES
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
1902
Construction
CONCRETE
Heating
NONE
Stories
11
Buildings
1
Units
1
Lot
0.29 ac
Current owner
From public records · entity-resolved
India Bldg LLC
Entity
Free & Clear · 27 yrs held
Mailing address
1 INTERNATIONAL PL, BOSTON, MA 02110-2602
Ownership since
1998
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
Dec 4, 1998
$27,450,000
India Bldg LLC
Us Prop Inv
Grant Deed
—
Jan 12, 1995
$18,800,000
Us Property Inv Fund
84 State St Corp
Grant Deed
related
—
Apr 26, 1993
$19,106,456
84 State St Corp
Northland Realty Corp
Grant Deed
—
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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