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Property profile & analytics
OFF-MARKET
Estimated value
$3,645,000
Turn key restaurants
1185 Riv St, Hyde Park, MA 02136-2964
Entity Owned
3-yr Hold
Free & Clear
Property ID
US38-0441227
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1982
Construction
FRAME
Total area
2,272 SF
Lot
0.07 ac (2,994 SF)
Zoning code
C
APN
HYDE W:18 P:09067 S:000
UPID
US38-0441227
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
$3.11M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.65M
Owner & transaction history
Ccc River LLC · 3 yrs held
Ccc River LLC
since 2022
Last sale
$4.0M
7 recorded transactions
Zoning & alternative use
C · Hyde Park, 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 Hyde Park submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Hyde Park 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
$3,475,000
ML approach
$3,110,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$3.65M
Range $3.28M – $4.01M · ±10% · vs last sale $4.00M (Aug 17 2022)
Last sale anchor
$4.00M
Aug 17 2022
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
$1,604 / 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
$16,471
Tax year 2024
Assessed value
$651,800
Assessed 2024
Previous assessed
$651,800
+0.0% YoY
Effective rate
2.53%
On assessed value
Assessed land
$226,400
Assessed improvement
$425,400
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1982
Construction
FRAME
Heating
NONE
Buildings
1
Stories
1
Units
1
Total area
2,272 SF
Lot
0.07 ac (2,994 SF)
Zoning code
C
APN
HYDE W:18 P:09067 S:000
UPID
US38-0441227
Jurisdiction
BOSTON
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
C · Hyde Park, MA
Zoning C · permitted uses
C · Hyde Park, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Hyde Park. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1982
Construction
FRAME
Heating
NONE
Stories
1
Buildings
1
Units
1
Lot
0.07 ac
Current owner
From public records · entity-resolved
Ccc River LLC
Entity
Free & Clear · 3 yrs held
Mailing address
34 WASHINGTON ST, BRIGHTON, MA 02135-7404
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 2, 2024
—
Ccc River LLC
—
Deed
related
$10,473,576 · Commonwealth Of Massachusetts
Dec 7, 2022
—
Ccc River LLC
—
Deed
related
$4,000,000 · Community Economic Development
Aug 17, 2022
$4,000,000
Ccc River LLC
Hp Properties LLC
Quit Claim Arm's Length For Ne States
—
Feb 12, 2016
$300,000
Hp Properties LLC
Oliver Dempsey
Quit Claim Arm's Length For Ne States
$225,000 · Mountainone Bk
Oct 30, 2013
—
Dempsey,oliver & Mary
Dempsey,oliver & Mary
Quit Claim Deed
related
$70,000 · Peoples Fsb
May 15, 2000
$290,000
Oliver Dempsey
Passi,pasquale
Grant Deed
$110,000 · Zenon Grzybowski
Aug 7, 1998
—
Pasquale Paassi
—
Deed Of Trust
related
$75,000 · Hyde Park Cp Bank
Nov 19, 1996
—
Pasquale Passi
—
Deed Of Trust
related
$25,000 · Hyde Park Cp Bank
Sep 10, 1996
—
Pasquale Passi
—
Deed Of Trust
related
$50,000 · Hyde Park Cp Bank
May 1, 1996
$102,000
Pasquale Passi
Hpcb RT
Grant Deed
—
Jun 18, 1992
$101,749
Hyde Park Coop Bk
Ellis,barbara A
Grant Deed
related
—
Apr 5, 1989
—
William Dorosh
—
Deed Of Trust
related
$101,749 · Hyde Park Cp Bank
Oct 14, 1987
—
Barbara A Dorosh
—
Deed Of Trust
related
$10,000 · Zwi Kohorn
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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