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Property profile & analytics
OFF-MARKET
Estimated value
$3,505,000
Office buildings
1191 Riv St 1203 Hyde Park, MA 02136-2964
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US38-1544112
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1920
Construction
BRICK
Total area
6,080 SF
Lot
0.36 ac (15,517 SF)
Zoning code
C
APN
HYDE W:18 P:09068 S:000
UPID
US38-1544112
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
$3.64M
CAP Approach
CAP
$2.94M
Comparable Approach
Comparable
$2.97M
Blend (final)
Blend
$3.51M
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
Top alternative use upside
Restaurant
$4.1M
+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 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
$3,635,000
CAP Approach
CAP Return
Estimation
6%
$3,185,000
6.5%
$2,940,000
7%
$2,730,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$3,735,000
Current use
RESTAURANT
$4,090,000
Change: +9% · Conversion: Moderate
AUTO REPAIR, GARAGE
$3,575,000
Change: -4% · Conversion: Difficult
RETAIL STORES
$3,265,000
Change: -13% · Conversion: Moderate
Blend value · Realmo final
$3.51M
Range $3.15M – $3.86M · ±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
$576 / 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
$32,507
Tax year 2024
Assessed value
$1,286,400
Assessed 2024
Previous assessed
$976,900
+31.7% YoY
Effective rate
2.53%
On assessed value
Assessed land
$797,200
Assessed improvement
$489,200
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
1920
Construction
BRICK
Heating
NONE
Buildings
1
Stories
1
Units
4
Total area
6,080 SF
Lot
0.36 ac (15,517 SF)
Zoning code
C
APN
HYDE W:18 P:09068 S:000
UPID
US38-1544112
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.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$3.7M
RESTAURANT
Est. value
$4.1M
AUTO REPAIR, GARAGE
Est. value
$3.6M
RETAIL STORES
Est. value
$3.3M
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
1920
Construction
BRICK
Heating
NONE
Stories
1
Buildings
1
Units
4
Lot
0.36 ac
Current owner
From public records · entity-resolved
Ccc River LLC
Entity
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 2, 2024
—
Ccc River LLC
—
Deed
related
$6,586,159 · Covenant Comm Corp
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
—
Mar 23, 2016
$900,000
Hp Properties LLC
Liam Canniffee
Quit Claim Arm's Length For Ne States
$675,000 · Mountainone Bk
Feb 16, 2010
—
Liam Canniffe
—
Deed Of Trust
related
$140,000 · Commonwealth Coop Bank
Dec 30, 2003
—
Liam Canniffe
—
Deed Of Trust
related
$55,000 · Hyde Park Cp Bank
Jul 30, 1992
$210,000
Kinsale RT
Win-river RT
Grant Deed
$168,000 · Bank Of Ireland, The
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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