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    Property profile & analytics

    20 Guest St Boston, MA 02135

    • Office buildings
    • 238,660 SF
    • 5.48 lot acres
    For Lease
    View listing
    Last Sale
    Sep 23, 2020
    $72,000,000
    Value Estimations
    $67,925,000
    Cap Rate Potential
    Location Intelligence
    Property ID
    US38-1194852
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by 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

    Property Details for 20 Guest St

    Lot size
    5.48 lot acres
    Property size
    238,660 SF
    Zone code
    C
    Property type
    Office buildings
    APN
    BRIG W:22 P:01906 S:012
    APU
    BRIGW22P01906S012

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      Statistic approach
      Off market

    • Comparable approach

      Method
      Estimation
      AI Estimate
      $55,586,000
      Market price range: $7.21M - $73.9M

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Brighton
    County
    Suffolk
    State
    Massachusetts
    Longitude
    -71.147
    Latitude
    42.3577
    CBSA code
    14460
    CBSA name
    BOSTON-CAMBRIDGE-QUINCY, MA-NH METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2024
    $1,658,109
    $0.00
    $65,615,700
    $65,615,700
    -
    $0.00
    $0.00
    $0.00

    Comparable in this City

    • Value Estimation
      $6,200,000
      19,921 SF

      385 Western Ave

      OFFICE BUILDING • 19,921 SF
      385 Western Ave, Brighton, MA 02135-1005
      View Details
    • Value Estimation
      $39,335,000
      506,534 SF

      100 Guest St, Unit 110

      OFFICE BUILDING • 506,534 SF
      100 Guest St, Brighton, MA 02135-2028
      View Details
    • Value Estimation
      $1,680,000
      4,494 SF

      211 Beacon St

      OFFICE BUILDING • 4,494 SF
      211 Beacon St, Brighton, MA 02135
      View Details
    • Value Estimation
      $2,385,000
      7,422 SF

      46-48 Leo M Birmingham Pkwy

      OFFICE BUILDING • 7,422 SF
      46-48 Leo M Birmingham Pkwy, Brighton, MA 02135
      View Details
    • Value Estimation
      $6,975,000
      19,693 SF

      1270 Soldiers Fld Rd

      OFFICE BUILDING • 19,693 SF
      1270 Soldiers Fld Rd, Brighton, MA 02135-1003
      View Details
    • Value Estimation
      $3,850,000
      5,500 SF

      40 Soldiers Fld Pl

      OFFICE BUILDING • 5,500 SF
      40 Soldiers Fld Pl, Brighton, MA 02135-1104
      View Details

    Similar Nearby for Sale

    • Contact for pricing
      7,422 SF

      Allston/Brighton Stand-Alone Office Building

      7422 SF office building in Allston/Brighton for sale.
      46-48 Leo M Birmingham Pkwy, Boston, MA 02135
      View Details
    • $4,750,000

      Stabilized Commercial Building in Brighton

      Fully stabilized retail/office building with strong tenants and high visibility.
      270-272 Parsons St, Boston, MA 02135
      View Details
    • $4,500,000
      5,467 SF

      Brighton Center Multifamily Redevelopment Opportunity

      Four-family property in Brighton Center near Boston Landing.
      200-202 Market St, Boston, MA 02135
      View Details

    Similar Nearby for Lease

    • Contact for pricing
      23,523 SF

      Contemporary Office Space in Boston

      Modern 23,523 SF office space with superior highway visibility.
      20 Guest St, Boston, MA 02135
      View Details
    • Contact for pricing
      4,891 SF

      Office/Retail Space in Boston

      Office and retail space available in Q4 2021.
      131 Arlington St, Boston, MA 02135
      View Details
    • Contact for pricing

      Brighton Office Space For Rent

      Two-room office space near Boston College and public transportation.
      358 Chestnut Hill Ave, Boston, MA 02135
      View Details
    • Contact for pricing

      Office Space Near Highway 90

      Office space available for lease, conveniently located near Highway 90.
      Brighton, MA 02135
      View Details
    • Contact for pricing
      14,260 SF

      Brighton Office Space For Rent

      Office space with flexible floor plates and high ceilings.
      1284 Soldiers Field Rd, Brighton, MA 02135
      View Details
    • Contact for pricing

      Bright Office Space Available Now

      Fresh office space in a convenient location, utilities included.
      26 Lincoln St, Boston, MA 02135
      View Details
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    20 Guest St
    Boston, MA 02135
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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