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Property profile & analytics
OFF-MARKET
Estimated value
$15,485,000
Investment properties
1301 Blue Hl Ave Mattapan, MA 02126-1893
Entity Owned
25-yr Hold
Property ID
US38-0737791
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
2021
Construction
BRICK
Total area
49,745 SF
Lot
0.38 ac (16,476 SF)
Zoning code
RC
APN
MATT W:14 P:04912 S:000
UPID
US38-0737791
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
-
Alluring Beauty LLC Hair Salon Nail Salon
-
Blue Mountain Jamaican Restaurant Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$18.69M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$15.49M
Owner & transaction history
]succah LLC · 25 yrs held
]succah LLC
since 2000
4 recorded transactions
Zoning & alternative use
RC · Mattapan, 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 Mattapan submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Mattapan 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%
$20,240,000
6.5%
$18,685,000
7%
$17,350,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$23,960,000
Current use
Blend value · Realmo final
$15.49M
Range $13.94M – $17.03M · ±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
$311 / 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 2022Property tax & assessments
Tax year 2022
Tax billed
$16,162
Tax year 2022
Assessed value
$10,849,700
Assessed 2024
Previous assessed
$5,848,200
+85.5% YoY
Effective rate
0.15%
On assessed value
Assessed land
$1,465,600
Assessed improvement
$9,384,100
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
2021
Construction
BRICK
Heating
NONE
Buildings
1
Stories
2
Total area
49,745 SF
Lot
0.38 ac (16,476 SF)
Zoning code
RC
APN
MATT W:14 P:04912 S:000
UPID
US38-0737791
Jurisdiction
BOSTON
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
RC · Mattapan, MA
Zoning RC · permitted uses
RC · Mattapan, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Mattapan. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$24.0M
COMMERCIAL (GENERAL) Current
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
2021
Construction
BRICK
Heating
NONE
Stories
2
Buildings
1
Lot
0.38 ac
Current owner
From public records · entity-resolved
]succah LLC
Entity
Mailing address
216 CENTRAL AVE, MILTON, MA 02186-2827
Ownership since
2000
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 30, 2022
—
1301 Wellington LLC
—
Deed
related
$1,000,000 · Webster Five Cents Savings Bank
Aug 28, 2013
—
Mcgregor 2 LLC
—
Deed Of Trust
related
$1,920,000 · East Boston Savings Bank
Jun 6, 2003
—
Succah LLC
—
Deed Of Trust
related
$1,500,000 · Banknorth NA
Oct 20, 2000
$580,000
]succah LLC
Epstein Jorge Est
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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