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Property profile & analytics
OFF-MARKET
Estimated value
$8,650,000
Office buildings
215 Hanover St 221, Boston, MA 02113-2300
Entity Owned
1-yr Hold
Free & Clear
Property ID
US38-1073576
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1910
Construction
BRICK
Total area
10,287 SF
Lot
0.08 ac (3,435 SF)
Zoning code
C
APN
CBOS W:03 P:03289 S:000
UPID
US38-1073576
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
-
Wildflower Hair Studio Hair Salon Nail Salon
-
Jessica Sarah Studio Hair Salon
-
North End Dental Associates: Pareek Shivani DDS Dental Office
-
North End Dental Associates Dental Office
-
Seven moons astrology Spiritual Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.65M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$6.13M
Blend (final)
Blend
$8.65M
Owner & transaction history
215 Hanover St LLC · 1 yrs held
215 Hanover St LLC
since 2024
Last sale
$8.7M
7 recorded transactions
Zoning & alternative use
C · Boston, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$6.9M
+9.5%
Commercial (general)
$6.5M
+3.5%
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
$8,650,000
ML approach
$8,650,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$6,320,000
Current use
RESTAURANT
$6,920,000
Change: +9% · Conversion: Moderate
COMMERCIAL (GENERAL)
$6,540,000
Change: +3% · Conversion: Easy
AUTO REPAIR, GARAGE
$6,055,000
Change: -4% · Conversion: Difficult
RETAIL STORES
$5,530,000
Change: -13% · Conversion: Moderate
Blend value · Realmo final
$8.65M
Range $7.79M – $9.52M · ±10% · vs last sale $8.65M (Aug 8 2024)
Last sale anchor
$8.65M
Aug 8 2024
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
$841 / 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
$67,074
Tax year 2024
Assessed value
$2,654,300
Assessed 2024
Previous assessed
$2,654,300
+0.0% YoY
Effective rate
2.53%
On assessed value
Assessed land
$998,800
Assessed improvement
$1,655,500
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Off-Market
Year built
1910
Construction
BRICK
Heating
NONE
Buildings
1
Stories
3
Units
4
Total area
10,287 SF
Lot
0.08 ac (3,435 SF)
Zoning code
C
APN
CBOS W:03 P:03289 S:000
UPID
US38-1073576
Jurisdiction
BOSTON
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
C · Boston, MA
Zoning C · permitted uses
C · Boston, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Boston. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$6.3M
RESTAURANT
Est. value
$6.9M
COMMERCIAL (GENERAL)
Est. value
$6.5M
AUTO REPAIR, GARAGE
Est. value
$6.1M
RETAIL STORES
Est. value
$5.5M
OFFICE BUILDING Current
RESTAURANT
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
RETAIL STORES
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1910
Construction
BRICK
Heating
NONE
Stories
3
Buildings
1
Units
4
Lot
0.08 ac
Current owner
From public records · entity-resolved
215 Hanover St LLC
Entity
Free & Clear · 1 yrs held
Mailing address
215 HANOVER ST #221, BOSTON, MA 02113-2300
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 8, 2024
$8,650,000
215 Hanover St LLC
Caroline LLC
Quit Claim Arm's Length For Ne States
—
Jul 3, 2008
$1
Caroline LLC
Graceffa,caroline M
Grant Deed
—
Dec 18, 2006
$3,000,000
Caroline M Graceffa
Pleasant Valley Circle RT
Grant Deed
$1,000,000 · Bank Of Canton
Jun 1, 2005
$457,208
Valley Circle RT Pleasant
Saeli,frank
Grant Deed
$1,200,000 · Greenpoint Mortgage Funding
Apr 27, 2001
—
P RT
—
Deed Of Trust
related
$345,000 · East-west Mortgage Corp
Aug 26, 1999
—
P RT
—
Deed Of Trust
related
$2,200,000 · East Boston Savings Bank
Jan 23, 1997
—
Pf North End RT
—
Deed Of Trust
related
$1,000,000 · Afc T
Jun 26, 1991
—
Frank Saeli
—
Deed Of Trust
related
$75,000 · Haymarket Co-op Bank
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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