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Property profile & analytics
OFF-MARKET
Estimated value
$605,000
Hotels
1087 Beacon St, Brookline, MA 02446-5610
Individually Owned
38-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US38-0607987
Property profile
Verified
Property type
Hotels
Use group
HOTEL-RESORT
Year built
1890
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
5,070 SF
Lot
0.07 ac (2,945 SF)
Zoning code
M20
APN
BROO B:116 L:0007 S:0000
UPID
US38-0607987
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
-
brigham womens hospital Medical Clinic
-
BEACON INN Hotel & Motel
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$625k
CAP Approach
CAP
$585k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$605k
Owner & transaction history
David A Gloth · 38 yrs held
David A Gloth
since 1988
2 recorded transactions
Zoning & alternative use
M20 · Brookline, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$985,000
+857.3%
Restaurant
$905,000
+776.6%
Auto repair, garage
$610,000
+491.0%
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 Brookline submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Brookline 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
$625,000
CAP Approach
CAP Return
Estimation
6%
$635,000
6.5%
$585,000
7%
$545,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$985,000
Change: +857% · Conversion: Difficult
RESTAURANT
$905,000
Change: +777% · Conversion: Difficult
AUTO REPAIR, GARAGE
$610,000
Change: +491% · Conversion: Difficult
MEDICAL BUILDING
$580,000
Change: +463% · Conversion: Difficult
RETAIL STORES
$510,000
Change: +396% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$490,000
Change: +375% · Conversion: Difficult
Blend value · Realmo final
$605k
Range $545k – $666k · ±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
$119 / 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
$41,501
Tax year 2024
Assessed value
$2,529,000
Assessed 2024
Previous assessed
$2,529,000
+0.0% YoY
Effective rate
1.64%
On assessed value
Assessed land
$1,089,000
Assessed improvement
$1,440,000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Hotels
Use group
HOTEL-RESORT
Status
Off-Market
Year built
1890
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
4
Units
12
Rooms
14
Bathrooms
11
Total area
5,070 SF
Lot
0.07 ac (2,945 SF)
Zoning code
M20
APN
BROO B:116 L:0007 S:0000
UPID
US38-0607987
Jurisdiction
BROOKLINE
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
M20 · Brookline, MA
Zoning M20 · permitted uses
M20 · Brookline, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Brookline. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$985,000
RESTAURANT
Est. value
$905,000
AUTO REPAIR, GARAGE
Est. value
$610,000
MEDICAL BUILDING
Est. value
$580,000
RETAIL STORES
Est. value
$510,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$490,000
COMMERCIAL (GENERAL)
RESTAURANT
AUTO REPAIR, GARAGE
MEDICAL BUILDING
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
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
1890
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
4
Buildings
1
Units
12
Rooms
14
Bathrooms
11
Lot
0.07 ac
Current owner
From public records · entity-resolved
David A Gloth
Individual
Mailing address
665 SALEM ST, MALDEN, MA 02148-4301
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
1988
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 1, 1988
—
David A Gloth
—
Deed Of Trust
related
$300,000 · Bank Of New England
Mar 13, 1987
—
David A Gloth
—
Deed Of Trust
related
$300,000 · Bank Of New England
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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