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Property profile & analytics
FOR LEASE
Office buildings
12 Farnsworth St, Boston, MA 02210
Individually Owned
4-yr Hold
~
Est. High Equity
Property ID
US38-0353797
For Lease
1 / 3
$43,620,000
12 Farnsworth St, Boston, MA 02210
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1917
Construction
BRICK
Total area
58,750 SF
Lot
0.28 ac (12,019 SF)
Zoning code
C
APN
SBOS W:06 P:02665 S:000
UPID
US38-0353797
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
-
Flour Bakery & Cafe Bakery Specialty Food Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$28.43M
Comparable Approach
Comparable
$41.97M
Blend (final)
Blend
$43.62M
Owner & transaction history
Bp3 Bos7 12 Farnsworth · 4 yrs held
Bp3 Bos7 12 Farnsworth
since 2021
Last sale
$49.6M
2 recorded transactions
Zoning & alternative use
C · Boston, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$39.5M
+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 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
$48,485,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$30,795,000
6.5%
$28,425,000
7%
$26,395,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$36,105,000
Current use
RESTAURANT
$39,530,000
Change: +9% · Conversion: Moderate
AUTO REPAIR, GARAGE
$34,570,000
Change: -4% · Conversion: Difficult
RETAIL STORES
$31,570,000
Change: -13% · Conversion: Moderate
Blend value · Realmo final
$43.62M
Range $39.26M – $47.98M · ±10% · vs last sale $49.61M (Nov 5 2021)
Last sale anchor
$49.61M
Nov 5 2021
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
$742 / 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
$644,286
Tax year 2024
Assessed value
$25,496,100
Assessed 2024
Previous assessed
$26,064,000
-2.2% YoY
Effective rate
2.53%
On assessed value
Assessed land
$6,007,300
Assessed improvement
$19,488,800
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
For Lease
Year built
1917
Construction
BRICK
Heating
NONE
Buildings
1
Stories
6
Units
1
Total area
58,750 SF
Lot
0.28 ac (12,019 SF)
Zoning code
C
APN
SBOS W:06 P:02665 S:000
UPID
US38-0353797
Jurisdiction
BOSTON
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
C · Boston, MA
Zoning C · permitted uses
C · 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
OFFICE BUILDING Current
Est. value
$36.1M
RESTAURANT
Est. value
$39.5M
AUTO REPAIR, GARAGE
Est. value
$34.6M
RETAIL STORES
Est. value
$31.6M
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
1917
Construction
BRICK
Heating
NONE
Stories
6
Buildings
1
Units
1
Lot
0.28 ac
Current owner
From public records · entity-resolved
Bp3 Bos7 12 Farnsworth
Individual
Mailing address
4475 EXECUTIVE DR STE #100, SAN DIEGO, CA 92121-3076
Ownership since
2021
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
Nov 5, 2021
$49,611,200
Bp3 Bos7 12 Farnsworth
Mept Seaport 12
Quit Claim Arm's Length For Ne States
$63,950,000 · Sm Finance 2 LLC
Oct 19, 2015
$29,750,000
Mept Seaport 12 Farnswort
Cfs Seaport Core LLC
Quit Claim Deed
—
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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