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Property profile & analytics
OFF-MARKET
Estimated value
$705,000
Day care centers
1658 Beacon St Brookline, MA 02445-2101
Individually Owned
21-yr Hold
~
Est. High Equity
Property ID
US38-1853152
Property profile
Verified
Property type
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Year built
1960
Construction
CONCRETE
Total area
5,032 SF
Lot
0.26 ac (11,173 SF)
Zoning code
G175
APN
BROO B:101 L:0003 S:0000
UPID
US38-1853152
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
-
Sunshine Academy Daycare Center Foster Care Service
-
Everbrook Academy of Washington Square Daycare Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$500k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$909k
Blend (final)
Blend
$705k
Owner & transaction history
1658 Beacon Street RT · 21 yrs held
1658 Beacon Street RT
since 2004
4 recorded transactions
Zoning & alternative use
G175 · Brookline, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$960,000
+60.0%
Restaurant
$895,000
+49.7%
Retail stores
$880,000
+47.2%
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 Brookline submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Brookline 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
$500,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE
$600,000
Current use
COMMERCIAL (GENERAL)
$960,000
Change: +60% · Conversion: Difficult
RESTAURANT
$895,000
Change: +50% · Conversion: Difficult
RETAIL STORES
$880,000
Change: +47% · Conversion: Difficult
AUTO REPAIR, GARAGE
$605,000
Change: +1% · Conversion: Difficult
MEDICAL BUILDING
$575,000
Change: -4% · Conversion: Difficult
Blend value · Realmo final
$705k
Range $635k – $776k · ±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
$140 / 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
$35,771
Tax year 2024
Assessed value
$3,661,300
Assessed 2024
Previous assessed
$3,661,300
+0.0% YoY
Effective rate
0.98%
On assessed value
Assessed land
$2,151,300
Assessed improvement
$1,510,000
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
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Status
Off-Market
Year built
1960
Construction
CONCRETE
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Bathrooms
3
Total area
5,032 SF
Lot
0.26 ac (11,173 SF)
Zoning code
G175
APN
BROO B:101 L:0003 S:0000
UPID
US38-1853152
Jurisdiction
BROOKLINE
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
G175 · Brookline, MAZoning G175 · permitted uses
G175 · Brookline, 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
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
Est. value
$600,000
COMMERCIAL (GENERAL)
Est. value
$960,000
RESTAURANT
Est. value
$895,000
RETAIL STORES
Est. value
$880,000
AUTO REPAIR, GARAGE
Est. value
$605,000
MEDICAL BUILDING
Est. value
$575,000
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
COMMERCIAL (GENERAL)
RESTAURANT
RETAIL STORES
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
1960
Construction
CONCRETE
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Bathrooms
3
Lot
0.26 ac
Current owner
From public records · entity-resolved
1658 Beacon Street RT
Individual
Mailing address
PO BOX 37, BROOKLINE, MA 02446-0001
Ownership since
2004
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
Dec 23, 2004
—
1658 Beacon Street RT
—
Deed Of Trust
related
$935,000 · Brookline Coop Bank
May 28, 2004
—
Edwin P Whittemore
—
Deed Of Trust
related
$285,000 · Dedham Inst For Savings
Oct 18, 2000
—
Beacon St. Etc
—
Deed Of Trust
related
$500,000 · Bay State Federal Savings Bank
Jun 28, 1999
—
Chew,jerry Tr
—
Deed Of Trust
related
$400,000 · Bay State Federal Savings 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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