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Property profile & analytics
OFF-MARKET
Estimated value
$275,000
Office Spaces
141 Dorchester Ave R104 South Boston, MA 02127-1826
Entity Owned
13-yr Hold
~
Est. High Equity
Property ID
US38-1224961
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
2006
Total area
1,525 SF
Lot
0.04 ac (1,525 SF)
Zoning code
CC
APN
SBOS W:06 P:00007 S:282
UPID
US38-1224961
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
-
Kennard Architects Architect
-
CITIDental South Boston Dental Office
-
Gibson Sotheby's International Realty Real Estate Agency
-
Hotbox by The Handle Bar | South Boston Location Gym & Fitness Center
-
SHED Personal Training Studio Gym & Fitness Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$740k
Comparable Approach
Comparable
$425k
Blend (final)
Blend
$275k
Owner & transaction history
South Boston LLC · 13 yrs held
South Boston LLC
since 2013
2 recorded transactions
Zoning & alternative use
CC · South Boston, 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 South Boston submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs South 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$800,000
6.5%
$740,000
7%
$685,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$935,000
Current use
AUTO REPAIR, GARAGE
$895,000
Change: -4% · Conversion: Difficult
COMMERCIAL (GENERAL)
$855,000
Change: -9% · Conversion: Easy
RETAIL STORES
$820,000
Change: -13% · Conversion: Moderate
Blend value · Realmo final
$275k
Range $248k – $303k · ±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
$180 / 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
$10,661
Tax year 2024
Assessed value
$421,900
Assessed 2024
Previous assessed
$439,300
-4.0% YoY
Effective rate
2.53%
On assessed value
Assessed improvement
$421,900
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 Spaces
Use group
CONDOMINIUM OFFICES
Status
Off-Market
Year built
2006
Heating
NONE
Buildings
1
Total area
1,525 SF
Lot
0.04 ac (1,525 SF)
Zoning code
CC
APN
SBOS W:06 P:00007 S:282
UPID
US38-1224961
Jurisdiction
BOSTON
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
CC · South Boston, MAZoning CC · permitted uses
CC · South Boston, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$935,000
AUTO REPAIR, GARAGE
Est. value
$895,000
COMMERCIAL (GENERAL)
Est. value
$855,000
RETAIL STORES
Est. value
$820,000
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
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
2006
Heating
NONE
Buildings
1
Lot
0.04 ac
Current owner
From public records · entity-resolved
South Boston LLC
Entity
Mailing address
141 DORCHESTER AVER104, SOUTH BOSTON, MA 02127-1826
Ownership since
2013
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
Aug 2, 2013
$575,000
South Boston LLC
Macallen Props LLC
Condominium Deed
$450,000 · Avidia Bank
Aug 2, 2013
$400,000
Shiloh&co LLC
Macallen Props LLC
Condominium Deed
$277,500 · Boston Private Bank
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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