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Property profile & analytics
OFF-MARKET
Estimated value
$1,865,000
Investment properties
163 Newbury St Boston, MA 02116-2834
Entity Owned
10-yr Hold
~
Est. High Equity
Property ID
US38-0563691
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1899
Construction
BRICK
Total area
6,780 SF
Lot
0.06 ac (2,800 SF)
Zoning code
RC
APN
CBOS W:05 P:01367 S:000
UPID
US38-0563691
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
-
Blue Bottle Coffee Cafe & Coffee Shop
-
A F Doyle & Co Real Estate Real Estate Agency
-
G & P Management Group Apartment Building
-
Kelsey Media Productions Marketing & Advertising Advertising Agency
-
Sushi by Bosso Ramen Tavern Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.33M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.87M
Owner & transaction history
163 Newbury LLC · 10 yrs held
163 Newbury LLC
since 2015
3 recorded transactions
Zoning & alternative use
RC · 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%
$2,520,000
6.5%
$2,325,000
7%
$2,160,000
Blend value · Realmo final
$1.87M
Range $1.68M – $2.05M · ±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
$275 / 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
Assessed value
$4,311,600
Assessed 2024
Previous assessed
$4,436,400
-2.8% YoY
Assessed land
$2,294,200
Assessed improvement
$2,017,400
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
1899
Construction
BRICK
Heating
NONE
Buildings
1
Stories
3
Units
3
Total area
6,780 SF
Lot
0.06 ac (2,800 SF)
Zoning code
RC
APN
CBOS W:05 P:01367 S:000
UPID
US38-0563691
Jurisdiction
BOSTON
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
RC · Boston, MA
Zoning RC · permitted uses
RC · 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
1899
Construction
BRICK
Heating
NONE
Stories
3
Buildings
1
Units
3
Lot
0.06 ac
Current owner
From public records · entity-resolved
163 Newbury LLC
Entity
Mailing address
475 COMMONWEALTH AVE APT #105, BOSTON, MA 02215-2206
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 26, 2022
—
63 Newbury LLC
—
Deed
related
—
Oct 27, 2015
—
163 Newbury LLC
Euro Realty LP
Quit Claim Deed
related
—
Mar 1, 2006
—
Euro Realty LP
—
Deed Of Trust
related
$2,675,000 · Liberty 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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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