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Property profile & analytics
OFF-MARKET
Estimated value
$800,000
Investment properties
18 Sawyer Ter Allston, MA 02134-1804
Entity Owned
Free & Clear
Property ID
US38-1194858
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1920
Construction
FRAME
Total area
1,514 SF
Lot
0.07 ac (2,923 SF)
Zoning code
RC
APN
ALLS W:21 P:00424 S:000
UPID
US38-1194858
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$800k
CAP Approach
CAP
$570k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$800k
Owner & transaction history
BATES KENNETH LAWRENCE T · 2 yrs held
BATES KENNETH LAWRENCE T
since 2024
Last sale
$800,000
1 recorded transaction
Zoning & alternative use
RC · Allston, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$930,000
+27.6%
Auto repair, garage
$890,000
+22.2%
Retail stores
$815,000
+11.6%
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 Allston submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Allston 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
$800,000
ML approach
$800,000
CAP Approach
CAP Return
Estimation
6%
$615,000
6.5%
$570,000
7%
$530,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$730,000
Current use
OFFICE BUILDING
$930,000
Change: +28% · Conversion: Easy
AUTO REPAIR, GARAGE
$890,000
Change: +22% · Conversion: Difficult
RETAIL STORES
$815,000
Change: +12% · Conversion: Easy
Blend value · Realmo final
$800k
Range $720k – $880k · ±10% · vs last sale $800k (Nov 25 2024)
Last sale anchor
$800k
Nov 25 2024
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
$528 / 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
$669,500
Assessed 2024
Previous assessed
$669,500
+0.0% YoY
Assessed land
$326,000
Assessed improvement
$343,500
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
1920
Construction
FRAME
Heating
NONE
Buildings
1
Stories
2
Units
2
Total area
1,514 SF
Lot
0.07 ac (2,923 SF)
Zoning code
RC
APN
ALLS W:21 P:00424 S:000
UPID
US38-1194858
Jurisdiction
BOSTON
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
RC · Allston, MAZoning RC · permitted uses
RC · Allston, 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
COMMERCIAL (GENERAL) Current
Est. value
$730,000
OFFICE BUILDING
Est. value
$930,000
AUTO REPAIR, GARAGE
Est. value
$890,000
RETAIL STORES
Est. value
$815,000
COMMERCIAL (GENERAL) Current
OFFICE BUILDING
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
1920
Construction
FRAME
Heating
NONE
Stories
2
Buildings
1
Units
2
Lot
0.07 ac
Current owner
From public records · entity-resolved
BATES KENNETH LAWRENCE T
Individual
Free & Clear · 2 yrs held
Mailing address
18 SAWYER TER, ALLSTON, MA 02134-1804
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 25, 2024
$800,000
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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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