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Property profile & analytics
OFF-MARKET
Estimated value
$6,285,000
Commercial land
189 Gardner St West Roxbury, MA 02132
Entity Owned
4-yr Hold
Free & Clear
Property ID
US38-1723816
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Year built
1920
Construction
BRICK
Total area
16,088 SF
Lot
0.58 ac (25,295 SF)
Zoning code
CL
APN
WROX W:20 P:09220 S:000
UPID
US38-1723816
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
$6.13M
CAP Approach
CAP
$6.04M
Comparable Approach
Comparable
$5.48M
Blend (final)
Blend
$6.29M
Owner & transaction history
Dw RT Ellery LLC · 4 yrs held
Dw RT Ellery LLC
since 2022
Last sale
$7.0M
4 recorded transactions
Zoning & alternative use
CL · West Roxbury, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$9.9M
+27.6%
Auto repair, garage
$9.5M
+22.2%
Retail stores
$8.6M
+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 West Roxbury submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs West Roxbury 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
$6,080,000
ML approach
$6,125,000
CAP Approach
CAP Return
Estimation
6%
$6,545,000
6.5%
$6,040,000
7%
$5,610,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$7,750,000
Current use
OFFICE BUILDING
$9,885,000
Change: +28% · Conversion: Easy
AUTO REPAIR, GARAGE
$9,465,000
Change: +22% · Conversion: Difficult
RETAIL STORES
$8,645,000
Change: +12% · Conversion: Easy
Blend value · Realmo final
$6.29M
Range $5.66M – $6.91M · ±10% · vs last sale $7.00M (Jun 30 2022)
Last sale anchor
$7.00M
Jun 30 2022
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
$391 / 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
$55,498
Tax year 2024
Assessed value
$2,196,200
Assessed 2024
Previous assessed
$1,620,800
+35.5% YoY
Effective rate
2.53%
On assessed value
Assessed land
$2,196,200
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Year built
1920
Construction
BRICK
Heating
NONE
Stories
1
Total area
16,088 SF
Lot
0.58 ac (25,295 SF)
Zoning code
CL
APN
WROX W:20 P:09220 S:000
UPID
US38-1723816
Jurisdiction
BOSTON
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
CL · West Roxbury, MA
Zoning CL · permitted uses
CL · West Roxbury, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
West Roxbury. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$7.8M
OFFICE BUILDING
Est. value
$9.9M
AUTO REPAIR, GARAGE
Est. value
$9.5M
RETAIL STORES
Est. value
$8.6M
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
BRICK
Heating
NONE
Stories
1
Lot
0.58 ac
Current owner
From public records · entity-resolved
Dw RT Ellery LLC
Entity
Free & Clear · 4 yrs held
Mailing address
301 HOWARD ST STE #2100, SAN FRANCISCO, CA 94105-6616
Ownership since
2022
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
Jun 30, 2022
$7,000,000
Dw RT Ellery LLC
Ccr West Roxbury Apt LLC
Quit Claim Arm's Length For Ne States
—
Sep 17, 2020
$1,738,000
Wba Apt 70 LLC
Gillis RT
Quit Claim Arm's Length For Ne States
$2,600,000 · First Boston Construction Holdings
Feb 3, 1999
—
Gillis RT
—
Deed Of Trust
related
$50,000 · South Shore Bank
Feb 19, 1991
—
Gillis RT
—
Deed Of Trust
related
$225,000 · South Weymouth 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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