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Property profile & analytics
FOR LEASE
Office buildings
20 Guest St, Boston, MA 02135
Entity Owned
12-yr Hold
Free & Clear
Property ID
US38-1194852
For Lease
1 / 2
Contact for pricing
20 Guest St, Boston, MA 02135
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Total area
238,660 SF
Lot
5.48 ac (238,660 SF)
Zoning code
C
APN
BRIG W:22 P:01906 S:012
UPID
US38-1194852
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
Current use
Occupant on record · Public records
-
Robert Miegel Physician
-
NE Shoulder & Elbow Center. Medical Clinic
-
Spaulding Outpatient Center Brighton Medical Clinic
-
MOTION PT - Brighton Medical Clinic
-
Pro Sports Orthopedics, inc. Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$55.59M
Blend (final)
Blend
$67.93M
Owner & transaction history
New Brighton Landing LLC · 12 yrs held
New Brighton Landing LLC
since 2013
Last sale
$72.0M
5 recorded transactions
Zoning & alternative use
C · Brighton, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Boston submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Boston 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
$72,110,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$67.93M
Range $61.13M – $74.72M · ±10% · vs last sale $72.00M (Sep 23 2020)
Last sale anchor
$72.00M
Sep 23 2020
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
$285 / 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
$1,658,109
Tax year 2024
Assessed value
$65,615,700
Assessed 2024
Previous assessed
$67,342,400
-2.6% YoY
Effective rate
2.53%
On assessed value
Assessed improvement
$65,615,700
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
Office buildings
Use group
OFFICE BUILDING
Status
For Lease
Heating
NONE
Buildings
1
Total area
238,660 SF
Lot
5.48 ac (238,660 SF)
Zoning code
C
APN
BRIG W:22 P:01906 S:012
UPID
US38-1194852
Jurisdiction
BOSTON
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
C · Brighton, MA
Zoning C · permitted uses
C · Brighton, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Brighton. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Heating
NONE
Buildings
1
Lot
5.48 ac
Current owner
From public records · entity-resolved
New Brighton Landing LLC
Entity
Free & Clear · 12 yrs held
Mailing address
20 GUEST STEAST, BRIGHTON, MA 02135-2040
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2013
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 17, 2025
—
Ag 20 Guest St Owner LLC
—
Deed
related
$48,500 · Hrcp Aiv II Dli LLC
Jul 31, 2013
$1,000
New Brighton Landing LLC
Blm RT
Quit Claim Deed
—
Nov 1, 2007
$27,911,500
Nb Guest Street Assoc LLC
Brighton Landing LLC
Grant Deed
—
Nov 1, 2007
$1
Nb Guest Street Assoc LLC
Brighton Landing LLC
Grant Deed
—
Aug 29, 2002
—
Brighton Lndg LLC
—
Deed Of Trust
related
$34,125,000 · Anglo Irish Bank Corp
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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