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Property profile & analytics
OFF-MARKET
Estimated value
$1,010,000
Hotels
232-234 Friend St, Boston, MA 02114
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US38-1286042
Property profile
Verified
Property type
Hotels
Use group
HOTEL-RESORT
Year built
2018
Construction
STEEL FRAME
Total area
14,000 SF
Lot
0.05 ac (2,038 SF)
Zoning code
C
APN
CBOS W:03 P:01658 S:000
UPID
US38-1286042
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
$825k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.01M
Owner & transaction history
234 Friend Street LLC · 8 yrs held
234 Friend Street LLC
since 2018
6 recorded transactions
Zoning & alternative use
C · Boston, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.6M
+410.7%
Auto repair, garage
$1.4M
+322.6%
Retail stores
$1.3M
+307.6%
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
by Request
ML approach
$825,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$1,640,000
Change: +411% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,360,000
Change: +323% · Conversion: Difficult
RETAIL STORES
$1,310,000
Change: +308% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,265,000
Change: +294% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$1,120,000
Change: +248% · Conversion: Difficult
Blend value · Realmo final
$1.01M
Range $909k – $1.11M · ±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
$72 / 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
$119,613
Tax year 2024
Assessed value
$4,733,400
Assessed 2024
Previous assessed
$2,682,200
+76.5% YoY
Effective rate
2.53%
On assessed value
Assessed land
$1,629,600
Assessed improvement
$3,103,800
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
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-RESORT
Status
Off-Market
Year built
2018
Construction
STEEL FRAME
Heating
NONE
Buildings
1
Stories
7
Units
90
Total area
14,000 SF
Lot
0.05 ac (2,038 SF)
Zoning code
C
APN
CBOS W:03 P:01658 S:000
UPID
US38-1286042
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
RESTAURANT
Est. value
$1.6M
AUTO REPAIR, GARAGE
Est. value
$1.4M
RETAIL STORES
Est. value
$1.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.3M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.1M
RESTAURANT
AUTO REPAIR, GARAGE
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
APARTMENT HOUSE (5+ UNITS)
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
2018
Construction
STEEL FRAME
Heating
NONE
Stories
7
Buildings
1
Units
90
Lot
0.05 ac
Current owner
From public records · entity-resolved
234 Friend Street LLC
Entity
Mailing address
405 WALTHAM ST #172, LEXINGTON, MA 02421-7934
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 19, 2018
—
234 Friend Street LLC
234 Friend LLC
Quit Claim Deed
related
—
Oct 14, 2015
$1,900,000
234 Friend LLC
Best Trust
Quit Claim Deed
—
Oct 15, 2003
—
Best RT
—
Deed Of Trust
related
$500,000 · Cooperative Bank
Apr 26, 2000
—
Best RT
—
Deed Of Trust
related
$50,000 · Citizens Bank Of Ma
Feb 22, 1993
$600,000
Dddd RT
Doe Ft
Grant Deed
$340,000 · Bank Of Ireland, The
Feb 22, 1993
—
Dddd RT
—
Deed Of Trust
related
$150,000 · Zenon Grzybowski
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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