Entity Owned Property summary
AI-generated overview
The property is a multi-story office facility located at 20 Guest Street within the New Balance campus in Boston, Massachusetts. It contains approximately 23,523 square feet and is part of a larger office building totaling about 228,000 square feet across multiple stories. The facility includes an upgraded main lobby and amenities such as a café, conferencing center, and lounge. The building is positioned for visibility from the Massachusetts Turnpike (Mass Pike).
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
Current use
Occupant on record · Public records
-
Physician
-
Medical Clinic
-
Medical Clinic
-
Medical Clinic
-
Physician
Location
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
since 2013
Last sale
$72.0M
5 recorded transactions
Zoning & alternative use
C · Brighton, MA
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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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 3 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$67.93M
Value range
$61.13M – $74.72M
±10% around blend
Estimated value / SF
$285 / SF
Confidence
Low
3 county-verified comps
Property data
75
Market benchmarks
67
Comparable evidence
30
$61.13M
blend $67.93M
$74.72M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
238,660 SF
Lot area
5.48 ac
APN
BRIG W:22 P:01906 S:012
Zoning
C
Assessed value
$65,615,700
Annual tax
$1,658,109
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$16.99M
Weighted, 3 comps · low confidence
Evidence
3 found · 3 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
4.3 mi away · 177,776 SF
4.5 mi away · 186,868 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$67.93M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 170 sales
$615
-54%
County 181 sales
$543
-48%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $285/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
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: replacement-cost inputs are not on file.
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
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 3 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$72.00M
Move the market yield to see immediate price impact.
Value / SF
$302
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%
$4.54M
$90.72M
$64.80M
$50.40M
$5.04M
$100.80M
$72.00M
$56.00M
$5.54M
$110.88M
$79.20M
$61.60M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
3 found
Low confidence · county-verified
Closest comparable
$15.00M
4.0 mi · Jan 2026 · $61/SF
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
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
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, MAZoning C · permitted uses
C · Brighton, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Heating
NONE
Buildings
1
Lot
5.48 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
C
Jurisdiction
Brighton, MA
Recorded code
C
Ownership Intelligence
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Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
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