21 2nd St 35 South Boston, MA 02127-1011
Entity Owned
Absentee Owner
Free & Clear
Estimated value (blended)
$1.04M
Range $936k – $1.14M (±10%)
Property ID
US38-2072081
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
2021
Total area
49,928 SF
Lot
0.23 ac (10,228 SF)
Zoning code
RC
APN
SBOS W:06 P:01211 S:000
UPID
US38-2072081
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
$18.75M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.04M
Owner & transaction history
Zoning & alternative use
RC · South Boston, 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 4 comparables with addresses
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$1.04M
Value range
$936k – $1.14M
±10% around blend
Estimated value / SF
$21 / SF
Confidence
Low
4 county-verified comps
Property data
75
Market benchmarks
100
Comparable evidence
40
$936k
blend $1.04M
$1.14M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
49,928 SF
Lot area
0.23 ac
Year built
2021
APN
SBOS W:06 P:01211 S:000
Assessed value
$16,424,300
Annual tax
$24,427
3
Income approach: direct capitalization
Partial preview
Income approach indication
$18.75M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$20.32M
@ 6.5% CAP return
$18.75M
@ 7% CAP return
$17.41M
4
Sales comparison
Partial preview
Sales approach indication
$10.17M
Weighted, 4 comps · low confidence
Evidence
4 found · 4 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
4.9 mi away · 45,184 SF
11.4 mi away · 64,066 SF
13.2 mi away · 63,372 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.04M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 50 sales
$562
-96%
Submarket 529 sales
$482
-96%
County 599 sales
$441
-95%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $21/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
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.
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 4 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$16.42M
Move the market yield to see immediate price impact.
Value / SF
$329
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%
$1.03M
$20.69M
$14.78M
$11.50M
$1.15M
$22.99M
$16.42M
$12.77M
$1.26M
$25.29M
$18.07M
$14.05M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
4 found
Low confidence · county-verified
Closest comparable
$9.85M
1.5 mi · Jan 2026 · $168/SF
Property tax & assessments
Tax year 2021Property tax & assessments
Tax year 2021
Tax billed
$24,427
Tax year 2021
Assessed value
$16,424,300
Assessed 2024
Previous assessed
$10,740,700
+52.9% YoY
Effective rate
0.15%
On assessed value
Assessed land
$3,928,200
Assessed improvement
$12,496,100
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
2021
Heating
NONE
Buildings
1
Total area
49,928 SF
Lot
0.23 ac (10,228 SF)
Zoning code
RC
APN
SBOS W:06 P:01211 S:000
UPID
US38-2072081
Jurisdiction
BOSTON
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
RC · South Boston, MAZoning RC · permitted uses
RC · South Boston, 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
Year built
2021
Heating
NONE
Buildings
1
Lot
0.23 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
RC
Jurisdiction
South Boston, MA
Recorded code
RC
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
See the ownership record for this address.
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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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