Entity Owned Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1800
Total area
203,252 SF
Lot
236.88 ac (10,318,493 SF)
Zoning code
S40
APN
BROO B:441 L:0001 S:0000
UPID
US38-0427669
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Bar & Pub Golf Course
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$76.34M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$69.51M
Owner & transaction history
Zoning & alternative use
S40 · Chestnut Hill, MA
Top alternative use upside
Retail stores
$109.2M
+11.6%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 5 comparables with addresses
2 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$69.51M
Value range
$62.55M – $76.46M
±10% around blend
Estimated value / SF
$342 / SF
Confidence
High
5 county-verified comps
Property data
88
Market benchmarks
67
Comparable evidence
50
$62.55M
blend $69.51M
$76.46M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
203,252 SF
Lot area
236.88 ac
Year built
1800
Stories
3
APN
BROO B:441 L:0001 S:0000
Zoning
S40
Assessed value
$89,383,800
3
Income approach: direct capitalization
Partial preview
Income approach indication
$76.34M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$82.70M
@ 6.5% CAP return
$76.34M
@ 7% CAP return
$70.89M
4
Sales comparison
Partial preview
Sales approach indication
$33.70M
Weighted, 5 comps · high confidence
Evidence
5 found · 5 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
4.7 mi away · 160,742 SF
7.7 mi away · 229,270 SF
22.4 mi away · 160,028 SF
23.9 mi away · 199,892 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$69.51M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 529 sales
$482
-29%
County 340 sales
$256
+34%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $342/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Retail Stores
Gross theoretical uplift
+12%
vs current-use indication
Commercial (general) · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
Not available
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 5 sales
Market rates by use type
PDF export
Professional Plan · 30 reports
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$89.38M
Move the market yield to see immediate price impact.
Value / SF
$440
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$5.63M
$112.62M
$80.45M
$62.57M
$6.26M
$125.14M
$89.38M
$69.52M
$6.88M
$137.65M
$98.32M
$76.47M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
5 found
High confidence · county-verified
Closest comparable
$41.55M
3.0 mi · Nov 2025 · $269/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Assessed value
$89,383,800
Assessed 2024
Previous assessed
$89,383,800
+0.0% YoY
Assessed land
$51,947,100
Assessed improvement
$37,436,700
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
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
1800
Heating
HOT WATER
Cooling
YES
Buildings
9
Stories
3
Units
1
Total area
203,252 SF
Lot
236.88 ac (10,318,493 SF)
Zoning code
S40
APN
BROO B:441 L:0001 S:0000
UPID
US38-0427669
Jurisdiction
BROOKLINE
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
S40 · Chestnut Hill, MAZoning S40 · permitted uses
S40 · Chestnut Hill, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1800
Heating
HOT WATER
Cooling
Yes
Stories
3
Buildings
9
Units
1
Lot
236.88 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
S40
Jurisdiction
Chestnut Hill, MA
Recorded code
S40
Ownership Intelligence
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What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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