1962 Beacon St Brighton, MA 02135-7701
Entity Owned
~
Est. High Equity
Estimated value (blended)
$1.41M
Range $1.27M – $1.55M (±10%)
Property ID
US38-0627655
Property summary
AI-generated overview
This exceptional 4,850 square foot retail space is located in the vibrant Cleveland Circle area of Suffolk County. Currently available for lease as a single-tenant occupancy, this property presents a unique opportunity for businesses seeking a high-visibility location at an attractive price point. The space boasts abundant natural light thanks to large windows along the storefront and throughout the interior. A newly renovated interior features a state-of-the-art sound system and a comprehensive security camera system, providing both a modern aesthetic and enhanced security. The lease term is a minimum of five years, with options for extension available to provide long-term stability. Furthermore, the property offers the significant advantage of ample off-street parking for both customers and employees, located conveniently in front of and to the side of the building. This location is ideal for businesses seeking high foot traffic and easy accessibility. The below-market rental rate makes this an exceptional value in a highly desirable area. Don't miss this chance to secure a prime retail space in a thriving community. Inquire today for more details and to schedule a viewing.
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL CONDOMINUIM
Total area
4,250 SF
Lot
0.1 ac (4,250 SF)
Zoning code
CC
APN
BRIG W:21 P:02352 S:102
UPID
US38-0627655
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.60M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.41M
Owner & transaction history
since 2025
5 recorded transactions
Zoning & alternative use
CC · Brighton, MA
Top alternative use upside
Retail stores
$2.3M
+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.
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Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 19 comparables with addresses
2 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$1.41M
Value range
$1.27M – $1.55M
±10% around blend
Estimated value / SF
$332 / SF
Confidence
High
19 county-verified comps
Property data
63
Market benchmarks
67
Comparable evidence
100
$1.27M
blend $1.41M
$1.55M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
4,250 SF
Lot area
0.1 ac
APN
BRIG W:21 P:02352 S:102
Assessed value
$1,441,000
Annual tax
$36,414
3
Income approach: direct capitalization
Partial preview
Income approach indication
$1.60M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$1.73M
@ 6.5% CAP return
$1.60M
@ 7% CAP return
$1.48M
4
Sales comparison
Partial preview
Sales approach indication
$1.59M
Weighted, 19 comps · high confidence
Evidence
19 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
3.0 mi away · 4,108 SF
3.0 mi away · 3,045 SF
3.0 mi away · 3,280 SF
3.6 mi away · 3,445 SF
4.0 mi away · 4,763 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.41M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 529 sales
$482
-31%
County 599 sales
$441
-25%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $332/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
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
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.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 19 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
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$1.44M
Move the market yield to see immediate price impact.
Value / SF
$339
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%
$91k
$1.82M
$1.30M
$1.01M
$101k
$2.02M
$1.44M
$1.12M
$111k
$2.22M
$1.59M
$1.23M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
19 found
High confidence · county-verified
Closest comparable
$2.50M
2.5 mi · Mar 2026 · $659/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$36,414
Tax year 2024
Assessed value
$1,441,000
Assessed 2024
Previous assessed
$1,450,300
-0.6% YoY
Effective rate
2.53%
On assessed value
Assessed improvement
$1,441,000
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
Commercial real estate
Use group
COMMERCIAL CONDOMINUIM
Status
Off-Market
Heating
NONE
Buildings
1
Total area
4,250 SF
Lot
0.1 ac (4,250 SF)
Zoning code
CC
APN
BRIG W:21 P:02352 S:102
UPID
US38-0627655
Jurisdiction
BOSTON
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
CC · Brighton, MAZoning CC · permitted uses
CC · Brighton, 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
Heating
NONE
Buildings
1
Lot
0.1 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
CC
Jurisdiction
Brighton, MA
Recorded code
CC
Ownership Intelligence
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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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