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Property profile & analytics
OFF-MARKET
Estimated value
$30,545,000
Retail space
15 Arlington St Boston, MA 02116-3417
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US38-1677893
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1927
Construction
STEEL FRAME
Total area
171,185 SF
Lot
0.35 ac (15,063 SF)
Zoning code
C
APN
CBOS W:05 P:01195 S:000
UPID
US38-1677893
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
-
Boston Heating & Cooling Hardware & Home Improvement General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$30.55M
Owner & transaction history
Irep Newbury Hotel LLC · 8 yrs held
Irep Newbury Hotel LLC
since 2018
7 recorded transactions
Zoning & alternative use
C · 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 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$178 / 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
$2,205,181
Tax year 2024
Assessed value
$87,264,800
Assessed 2024
Previous assessed
$75,426,700
+15.7% YoY
Effective rate
2.53%
On assessed value
Assessed land
$21,894,600
Assessed improvement
$65,370,200
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1927
Construction
STEEL FRAME
Heating
NONE
Buildings
1
Stories
15
Units
275
Rooms
9
Bathrooms
3
Total area
171,185 SF
Lot
0.35 ac (15,063 SF)
Zoning code
C
APN
CBOS W:05 P:01195 S:000
UPID
US38-1677893
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.
Building & site characteristics
From public records
Year built
1927
Construction
STEEL FRAME
Heating
NONE
Stories
15
Buildings
1
Units
275
Rooms
9
Bathrooms
3
Lot
0.35 ac
Current owner
From public records · entity-resolved
Irep Newbury Hotel LLC
Entity
Mailing address
50 BEALE ST STE #2300, SAN FRANCISCO, CA 94105-1827
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 14, 2026
—
Irep Newbury Hotel LLC
—
Deed
related
$175,400,000 · Tpg Re Financial 2 Limited
Feb 28, 2025
—
Ksl Acp Newbury Trs LLC
—
Deed
related
$180,000,000 · Breds IV Loan Hldg Gs
Apr 28, 2021
—
Irep Newbury Hotel LLC
—
Deed
related
—
Apr 3, 2018
$196,000,000
Irep Newbury Hotel LLC
Newbury Owners LLC
Quit Claim Deed
related
$160,000,000 · Real Estate Credit
Jul 13, 2016
—
Ihms Boston LLC
Newbury Owner LLC
Quit Claim Deed
related
—
Jan 12, 2007
$166,118,786
Ihms Boston LLC
Mpe Hotel I
Land Court
$9,999,999 · Merrill Lynch Cr Corp
Jan 12, 2007
$1
Ihms Boston LLC
Mpe Hotel I LLC
Grant Deed
—
Jan 12, 2007
—
Ihms LLC
—
Grant Deed
related
$85,000,000 · Merrill Lynch Credit Corp
Nov 8, 2005
—
Mpe Hotel 1 Boston Leasin
—
Grant Deed
related
$360,000,000 · Morgan Stanley Dean
Nov 8, 2005
$1
Mpe Hotel I Boston Leasin
Raj Boston Assoc LP
Grant Deed
related
—
Apr 2, 2004
—
Mpe Hotel 1 Boston Leasin
—
Deed Of Trust
related
$100,000,000 · Marriott Internationa
Jun 25, 1998
—
Raj Boston Assoc
—
Deed Of Trust
related
$136,500,000 · Misc Other
—
—
Ihms Boston LLC
—
Deed Of Trust
related
$120,000,000 · State Bk/india
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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