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Property profile & analytics
OFF-MARKET
Estimated value
$2,115,000
Hotels
225 William F Mcclellan Hwy, East Boston, MA 02128-1176
Entity Owned
9-yr Hold
~
Est. High Equity
Property ID
US38-0341980
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
1972
Construction
CONCRETE
Total area
115,045 SF
Lot
6.9 ac (300,614 SF)
Zoning code
C
APN
EBOS W:01 P:00549 S:001
UPID
US38-0341980
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
-
Courtyard Boston Logan Airport Hotel & Motel
-
Brinkleys Restaurant & Pub Restaurant
-
Cannabis Career Institute High School
-
ATM Atm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.12M
Owner & transaction history
Slumber Time LLC · 9 yrs held
Slumber Time LLC
since 2017
7 recorded transactions
Zoning & alternative use
C · East Boston, 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 East Boston submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs East 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOTEL/MOTEL
$2,640,000
Current use
Blend value · Realmo final
$2.12M
Range $1.90M – $2.33M · ±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
$18 / 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
$1,439,268
Tax year 2024
Assessed value
$56,955,600
Assessed 2024
Previous assessed
$56,955,600
+0.0% YoY
Effective rate
2.53%
On assessed value
Assessed land
$17,616,400
Assessed improvement
$39,339,200
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
Hotels
Use group
HOTEL
Status
Off-Market
Year built
1972
Construction
CONCRETE
Heating
NONE
Buildings
1
Stories
12
Units
350
Total area
115,045 SF
Lot
6.9 ac (300,614 SF)
Zoning code
C
APN
EBOS W:01 P:00549 S:001
UPID
US38-0341980
Jurisdiction
BOSTON
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
C · East Boston, MA
Zoning C · permitted uses
C · East Boston, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
East Boston. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
HOTEL/MOTEL Current
Est. value
$2.6M
HOTEL/MOTEL Current
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
1972
Construction
CONCRETE
Heating
NONE
Stories
12
Buildings
1
Units
350
Lot
6.9 ac
Current owner
From public records · entity-resolved
Slumber Time LLC
Entity
Mailing address
225 WILLIAM F MCCLELLAN HWY, EAST BOSTON, MA 02128-1176
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 1, 2017
$43,000,000
Slumber Time LLC
Oprock Boston Fee LLC
Quit Claim Arm's Length For Ne States
$37,500,000 · Androscoggin Bk
Nov 12, 2013
—
Oprock Boston Fee LLC
—
Deed Of Trust
related
$295,000 · Wells Fargo Mortgage
Jul 6, 2007
$4,764,500
Oprock Boston Fee LLC
Rockwood Logan LLC
Deed
$9,999,999 · Anglo Irish Bk Corp
Feb 28, 2007
$65,000,000
Rockwood Logan LLC
Logan Acquisitions Corp
Grant Deed
related
—
Nov 4, 1997
$27,000,000
Acquisitions Cor Logan
Airport Hotel LP
Grant Deed
—
Nov 4, 1997
$5,000
Mcclellan Hwy Acq LLC
Bassett,peter J
Grant Deed
—
Nov 4, 1997
—
Logan Acquisitions
—
Grant Deed
related
$28,000,000 · Worth Funding INC
Oct 18, 1994
—
Saralex RT
—
Deed Of Trust
related
$273,000 · Us Trust Co
Jul 9, 1993
—
Airport Hotel LP
—
Deed Of Trust
related
$26,657,312 · Aetna Life & Casualty
Feb 1, 1989
—
Airport Hotel LP
—
Deed Of Trust
related
$15,500,000 · Aetna Life & Casualty
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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