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Property profile & analytics
OFF-MARKET
Estimated value
$13,235,000
Office buildings
120 Beacon St, Somerville, MA 02143-4370
Entity Owned
32-yr Hold
~
Est. High Equity
Property ID
US38-1575616
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1989
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
49,564 SF
Lot
0.48 ac (20,933 SF)
Zoning code
NB
APN
SOME M:66 B:E L:1
UPID
US38-1575616
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
-
Cambridge/Somerville WIC Physician
-
Carson Nicholas J MD Physician Medical Clinic
-
BrainCo Inc. (Bike/Boat/Book/etc) Store Corporate Office
-
PillPack (Corporate Office) Corporate Office
-
Steven Cano, MS Pharmacy
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$13.24M
Owner & transaction history
120 Beacon St. LP · 32 yrs held
120 Beacon St. LP
since 1994
7 recorded transactions
Zoning & alternative use
NB · Somerville, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$14.4M
+32.6%
Auto repair, garage
$14.0M
+28.6%
Neighborhood: shopping center
$13.7M
+26.6%
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 Somerville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Somerville 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$10,850,000
Current use
RESTAURANT
$14,390,000
Change: +33% · Conversion: Moderate
AUTO REPAIR, GARAGE
$13,950,000
Change: +29% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$13,735,000
Change: +27% · Conversion: Difficult
RETAIL STORES
$13,360,000
Change: +23% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$11,420,000
Change: +5% · Conversion: Easy
Blend value · Realmo final
$13.24M
Range $11.91M – $14.56M · ±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
$267 / 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
$134,016
Tax year 2024
Assessed value
$7,363,500
Assessed 2024
Previous assessed
$7,230,300
+1.8% YoY
Effective rate
1.82%
On assessed value
Assessed land
$1,193,000
Assessed improvement
$6,170,500
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1989
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
4
Units
10
Total area
49,564 SF
Lot
0.48 ac (20,933 SF)
Zoning code
NB
APN
SOME M:66 B:E L:1
UPID
US38-1575616
Jurisdiction
SOMERVILLE
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
NB · Somerville, MA
Zoning NB · permitted uses
NB · Somerville, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Somerville. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$10.9M
RESTAURANT
Est. value
$14.4M
AUTO REPAIR, GARAGE
Est. value
$14.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$13.7M
RETAIL STORES
Est. value
$13.4M
APARTMENT HOUSE (5+ UNITS)
Est. value
$11.4M
OFFICE BUILDING Current
RESTAURANT
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
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
1989
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
4
Buildings
1
Units
10
Lot
0.48 ac
Current owner
From public records · entity-resolved
120 Beacon St. LP
Entity
Mailing address
107 AUDUBON RD STE #2, WAKEFIELD, MA 01880-1245
Ownership since
1994
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
Mar 31, 2017
—
120 Beacon Street LP
—
Deed
related
$2,200,000 · Bank Rhode Island
Dec 6, 1996
—
120 Beacon St. LP
—
Deed Of Trust
related
$3,500,000 · Zuckerman Family Nomi
Dec 1, 1994
—
120 Beacon St. LP
—
Deed Of Trust
related
$2,400,000 · Federal Savings Bank
May 10, 1994
$505,000
120 Beacon St. LP
Eastland Sb
Grant Deed
—
Dec 17, 1991
$2,000,000
Sb Eastland
120 Beacon St RT
Grant Deed
—
Mar 29, 1989
—
120 Beacon St. RT
—
Deed Of Trust
related
$5,130,000 · Eastland Svgs Bk
Sep 21, 1988
$368,600
120 Beacon St. RT
Gateway Devlp Tr
Grant 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.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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