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Property profile & analytics
OFF-MARKET
Estimated value
$4,220,000
Investment properties
103 Arch St 111 Boston, MA 02110-1356
Entity Owned
9-yr Hold
Property ID
US38-0551661
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1899
Construction
BRICK
Total area
13,200 SF
Lot
0.06 ac (2,728 SF)
Zoning code
RC
APN
CBOS W:03 P:04599 S:000
UPID
US38-0551661
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
-
Arch Street Dental Dental Office
-
St Anthony's Residence Retirement Community Nursing Home
-
FiDi Downtown Luxury Residences Hotel & Motel Resort
-
Lynch Robert Church
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$4.96M
Comparable Approach
Comparable
$2.75M
Blend (final)
Blend
$4.22M
Owner & transaction history
Forest Arch LLC · 9 yrs held
Forest Arch LLC
since 2017
3 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
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$5,370,000
6.5%
$4,960,000
7%
$4,605,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$6,360,000
Current use
OFFICE BUILDING
$5,170,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$4.22M
Range $3.80M – $4.64M · ±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
$320 / 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
$50,028
Tax year 2016
Assessed value
$6,677,000
Assessed 2024
Previous assessed
$6,189,100
+7.9% YoY
Effective rate
0.75%
On assessed value
Assessed land
$1,541,400
Assessed improvement
$5,135,600
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1899
Construction
BRICK
Heating
NONE
Buildings
1
Stories
5
Units
22
Total area
13,200 SF
Lot
0.06 ac (2,728 SF)
Zoning code
RC
APN
CBOS W:03 P:04599 S:000
UPID
US38-0551661
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.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$6.4M
OFFICE BUILDING
Est. value
$5.2M
COMMERCIAL (GENERAL) Current
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
1899
Construction
BRICK
Heating
NONE
Stories
5
Buildings
1
Units
22
Lot
0.06 ac
Current owner
From public records · entity-resolved
Forest Arch LLC
Entity
Mailing address
60 TEMPLE PL FL, BOSTON, MA 02111-1324
Ownership since
2017
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
Mar 30, 2017
$13,500,000
Forest Arch LLC
103 Arch Street LLC
Quit Claim Deed
$19,250,000 · Miscellaneous Ins Co
Jan 31, 2013
$2,200,000
103 Arch Street LLC
Saint Anthony Residence
Grant Deed
—
Mar 1, 2002
$1,489,269
Saint Anthony Residnce
Order Of Friars Minor
Grant Deed
$1,489,269 · Zenon Grzybowski
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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