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Property profile & analytics
OFF-MARKET
Estimated value
$72,445,000
Office buildings
100 City Sq, Charlestown, MA 02129-3721
Entity Owned
Absentee Owner
Free & Clear
Property ID
US38-2122966
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2002
Construction
CONCRETE
Total area
172,000 SF
Lot
1.41 ac (61,204 SF)
Zoning code
C
APN
CHAR W:02 P:03570 S:020
UPID
US38-2122966
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
Current use
Occupant on record · Public records
-
WellSense Health Plan Insurance Agency
-
Keane Inc (Bike/Boat/Book/etc) Store Corporate Office
-
Emack & Bolio's Grocery & Convenience Store Specialty Food Shop
-
Sorelle Bakery & Cafe Cafe & Coffee Shop
-
Credit Card Processing Business To Business Service Money Transfer Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$83.22M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$72.45M
Owner & transaction history
GATEWAY DEVELOPERS LLC
GATEWAY DEVELOPERS LLC
Zoning & alternative use
C · Charlestown, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$115.7M
+9.5%
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 Charlestown submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Charlestown 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%
$90,155,000
6.5%
$83,220,000
7%
$77,275,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$105,705,000
Current use
RESTAURANT
$115,735,000
Change: +9% · Conversion: Moderate
AUTO REPAIR, GARAGE
$101,205,000
Change: -4% · Conversion: Difficult
RETAIL STORES
$92,430,000
Change: -13% · Conversion: Moderate
Blend value · Realmo final
$72.45M
Range $65.20M – $79.69M · ±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
$421 / 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
$1,679,823
Tax year 2024
Assessed value
$66,475,000
Assessed 2024
Previous assessed
$69,586,500
-4.5% YoY
Effective rate
2.53%
On assessed value
Assessed land
$24,254,100
Assessed improvement
$42,220,900
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
2002
Construction
CONCRETE
Heating
NONE
Buildings
1
Stories
4
Total area
172,000 SF
Lot
1.41 ac (61,204 SF)
Zoning code
C
APN
CHAR W:02 P:03570 S:020
UPID
US38-2122966
Jurisdiction
BOSTON
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
C · Charlestown, MA
Zoning C · permitted uses
C · Charlestown, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Charlestown. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$105.7M
RESTAURANT
Est. value
$115.7M
AUTO REPAIR, GARAGE
Est. value
$101.2M
RETAIL STORES
Est. value
$92.4M
OFFICE BUILDING Current
RESTAURANT
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
2002
Construction
CONCRETE
Heating
NONE
Stories
4
Buildings
1
Lot
1.41 ac
Current owner
From public records · entity-resolved
GATEWAY DEVELOPERS LLC
Entity
Free & Clear · 0 yrs held
Mailing address
1 UNIVERSITY AVE STE #110, WESTWOOD, MA 02090-2182
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
No recorded transactions
No recorded transactions found for this property.
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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