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Property profile & analytics
OFF-MARKET
Estimated value
$249,385,000
Office buildings
157 Berkeley St, Boston, MA 02116-5108
Entity Owned
17-yr Hold
Free & Clear
Property ID
US38-2019994
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2010
Construction
STEEL FRAME
Total area
619,050 SF
Lot
0.45 ac (19,739 SF)
Zoning code
C
APN
CBOS W:05 P:01149 S:000
UPID
US38-2019994
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
-
Bassel Mannoun at Comparion Insurance Agency Insurance Agency
-
Vanity Lopez, Insurance Agent | Comparion Insurance Agency Insurance Agency
-
Mary Beth Cafferty at Comparion Insurance Agency Insurance Agency
-
Lino Goncalves at Comparion Insurance Agency Insurance Agency
-
Regan Beauchamp, Insurance Agent | Comparion Insurance Agency Insurance Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$249.39M
Owner & transaction history
Berkeley-columbus LLC · 17 yrs held
Berkeley-columbus LLC
since 2009
2 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
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
$380,450,000
Current use
AUTO REPAIR, GARAGE
$364,250,000
Change: -4% · Conversion: Difficult
RETAIL STORES
$332,665,000
Change: -13% · Conversion: Moderate
Blend value · Realmo final
$249.39M
Range $224.45M – $274.32M · ±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
$403 / 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
$3,372,691
Tax year 2024
Previous assessed
$132,231,654
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 buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2010
Construction
STEEL FRAME
Heating
NONE
Buildings
1
Stories
23
Units
1
Total area
619,050 SF
Lot
0.45 ac (19,739 SF)
Zoning code
C
APN
CBOS W:05 P:01149 S:000
UPID
US38-2019994
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
$380.5M
AUTO REPAIR, GARAGE
Est. value
$364.3M
RETAIL STORES
Est. value
$332.7M
OFFICE BUILDING Current
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
2010
Construction
STEEL FRAME
Heating
NONE
Stories
23
Buildings
1
Units
1
Lot
0.45 ac
Current owner
From public records · entity-resolved
Berkeley-columbus LLC
Entity
Free & Clear · 17 yrs held
Mailing address
175 BERKELEY ST, BOSTON, MA 02116-5066
Ownership since
2009
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
Jul 2, 2009
$1
Berkeley-columbus LLC
Salvation Army Of Mass
Grant Deed
—
Jul 2, 2009
$23,500,000
Berkeley Columbus LLC
Salvation Army Of Mass
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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