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Property profile & analytics
OFF-MARKET
Estimated value
$1,540,000
Retail space
22 Blue Hl Ave 28, Roxbury, MA 02119-3313
Entity Owned
7-yr Hold
~
Est. High Equity
Property ID
US38-0514120
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1928
Construction
BRICK
Total area
7,762 SF
Lot
0.21 ac (9,343 SF)
Zoning code
C
APN
ROXB W:08 P:02847 S:000
UPID
US38-0514120
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.93M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.54M
Owner & transaction history
Bmf 3 LLC · 7 yrs held
Bmf 3 LLC
since 2019
7 recorded transactions
Zoning & alternative use
C · Roxbury, 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 Roxbury submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Roxbury 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$2,090,000
6.5%
$1,925,000
7%
$1,790,000
Blend value · Realmo final
$1.54M
Range $1.39M – $1.69M · ±10%
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
$198 / 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
$26,256
Tax year 2024
Assessed value
$1,039,000
Assessed 2024
Previous assessed
$1,064,900
-2.4% YoY
Effective rate
2.53%
On assessed value
Assessed land
$419,200
Assessed improvement
$619,800
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1928
Construction
BRICK
Heating
NONE
Buildings
1
Stories
1
Units
1
Total area
7,762 SF
Lot
0.21 ac (9,343 SF)
Zoning code
C
APN
ROXB W:08 P:02847 S:000
UPID
US38-0514120
Jurisdiction
BOSTON
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
C · Roxbury, MA
Zoning C · permitted uses
C · Roxbury, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Roxbury. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1928
Construction
BRICK
Heating
NONE
Stories
1
Buildings
1
Units
1
Lot
0.21 ac
Current owner
From public records · entity-resolved
Bmf 3 LLC
Entity
Mailing address
305 DUDLEY ST, BOSTON, MA 02119-2603
Ownership since
2019
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
Jun 28, 2021
—
Bmf 3 LLC
—
Deed
related
$1,500,000 · Hingham Institution For Savings
Jun 4, 2019
$1,835,000
Bmf 3 LLC
Kemo Avenue LLC
Quit Claim Arm's Length For Ne States
$1,800,000 · Hingham Institution For Savings
Mar 15, 2019
—
Kemo Ave LLC
24 Blue Hill Ave T
Quit Claim Deed
related
—
May 25, 2011
—
Blue Hill Avenue T 24
—
Deed Of Trust
related
$220,000 · Jason Long
Oct 10, 1997
—
Hal Ave T Blue
—
Deed Of Trust
related
$140,000 · Jason Long
Oct 10, 1991
—
Blue Hill Ave T 24
—
Deed Of Trust
related
$68,000 · New Bost Rlty & Fin
Apr 25, 1988
$453,000
Blue Hill Ave Tr
Shragers Rlty Corp
Grant Deed
$100,000 · Bank Of New England
Apr 15, 1987
—
Shragers Realty Corp
—
Deed Of Trust
related
$225,000 · Haymarket Cp Bk
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.
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