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Property profile & analytics
FOR LEASE
Investment properties
1928 Beacon St Brighton, MA 02135
Entity Owned
21-yr Hold
Property ID
US38-0808451
For Lease
1 / 2
Contact for pricing
1928 Beacon St, Brighton, MA 02135
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Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1920
Construction
BRICK
Total area
34,040 SF
Lot
0.48 ac (20,971 SF)
Zoning code
RC
APN
BRIG W:21 P:02396 S:000
UPID
US38-0808451
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
by Request
CAP Approach
CAP
$12.79M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$11.72M
Owner & transaction history
Cleveland Circle LLC · 21 yrs held
Cleveland Circle LLC
since 2005
6 recorded transactions
Zoning & alternative use
RC · Brighton, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$18.3M
+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 Brighton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Brighton 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%
$13,850,000
6.5%
$12,785,000
7%
$11,870,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$16,395,000
Current use
RETAIL STORES
$18,290,000
Change: +12% · Conversion: Easy
Blend value · Realmo final
$11.72M
Range $10.55M – $12.89M · ±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
$344 / 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
$13,399,900
Assessed 2024
Previous assessed
$13,614,900
-1.6% YoY
Assessed land
$6,221,600
Assessed improvement
$7,178,300
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
For Lease
Year built
1920
Construction
BRICK
Heating
NONE
Buildings
1
Stories
4
Units
28
Total area
34,040 SF
Lot
0.48 ac (20,971 SF)
Zoning code
RC
APN
BRIG W:21 P:02396 S:000
UPID
US38-0808451
Jurisdiction
BOSTON
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
RC · Brighton, MAZoning RC · permitted uses
RC · Brighton, 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
$16.4M
RETAIL STORES
Est. value
$18.3M
COMMERCIAL (GENERAL) Current
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
4
Buildings
1
Units
28
Lot
0.48 ac
Current owner
From public records · entity-resolved
Cleveland Circle LLC
Entity
Mailing address
PO BOX 1997, BROOKLINE, MA 02446-0017
Ownership since
2005
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 17, 2020
—
Cleveland Circle LLC
—
Deed
related
$9,600,000 · Eastern Bk
May 27, 2010
—
Cleveland Circle LLC
—
Deed Of Trust
related
$5,500,000 · Gary Needham
Apr 4, 2005
$3,111,748
Cleveland Circle LLC
Cleveland Circle Assoc LP
Grant Deed
—
Jul 30, 2003
—
Cleveland Cir Assoc LP
—
Deed Of Trust
related
$6,150,000 · J P Morgan Chase Bank
—
—
Cleveland Circle LLC
—
Deed Of Trust
related
$9,600,000 · Eastern Bk
—
—
Cleveland Circle LLC
—
Deed Of Trust
related
$6,000,000 · Eastern Bk
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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Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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