New search
Property profile & analytics
OFF-MARKET
Estimated value
$3,130,000
Commercial land
236 Dorchester St 256 South Boston, MA 02127-2877
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US38-0357867
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Year built
1929
Construction
BRICK
Total area
8,559 SF
Lot
0.24 ac (10,651 SF)
Zoning code
CL
APN
SBOS W:07 P:00538 S:000
UPID
US38-0357867
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
-
Salon 236 Hair Salon Nail Salon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.29M
CAP Approach
CAP
$3.22M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.13M
Owner & transaction history
Boston Condos LLC · 3 yrs held
Boston Condos LLC
since 2023
Last sale
$3.0M
6 recorded transactions
Zoning & alternative use
CL · South Boston, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$5.0M
+4.7%
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 South Boston submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs South 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
$3,135,000
ML approach
$3,290,000
CAP Approach
CAP Return
Estimation
6%
$3,480,000
6.5%
$3,215,000
7%
$2,985,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$4,810,000
Current use
AUTO REPAIR, GARAGE
$5,035,000
Change: +5% · Conversion: Difficult
RETAIL STORES
$4,600,000
Change: -4% · Conversion: Easy
Blend value · Realmo final
$3.13M
Range $2.82M – $3.44M · ±10% · vs last sale $3.00M (Jan 19 2023)
Last sale anchor
$3.00M
Jan 19 2023
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
$366 / 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
$50,393
Tax year 2024
Assessed value
$1,994,200
Assessed 2024
Previous assessed
$1,903,600
+4.8% YoY
Effective rate
2.53%
On assessed value
Assessed land
$1,994,200
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Year built
1929
Construction
BRICK
Heating
NONE
Stories
1
Total area
8,559 SF
Lot
0.24 ac (10,651 SF)
Zoning code
CL
APN
SBOS W:07 P:00538 S:000
UPID
US38-0357867
Jurisdiction
BOSTON
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
CL · South Boston, MA
Zoning CL · permitted uses
CL · South Boston, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
South Boston. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$4.8M
AUTO REPAIR, GARAGE
Est. value
$5.0M
RETAIL STORES
Est. value
$4.6M
COMMERCIAL (GENERAL) Current
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
1929
Construction
BRICK
Heating
NONE
Stories
1
Lot
0.24 ac
Current owner
From public records · entity-resolved
Boston Condos LLC
Entity
Mailing address
236 DORCHESTER ST #256, SOUTH BOSTON, MA 02127-2877
Ownership since
2023
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
Jan 19, 2023
$3,000,000
Boston Condos LLC
Rashide LLC
Quit Claim Arm's Length For Ne States
—
Mar 22, 2011
$1,450,000
Rashide LLC
236 Dorchester Street T
Grant Deed
$1,000,000 · Alan B Cohen
Mar 22, 2011
—
Rashide LLC
—
Deed Of Trust
related
$130,000 · Alan B Cohen
Mar 11, 2008
—
Alan Cohen
—
Deed Of Trust
related
$100,000 · Sovereign Bank
Mar 28, 2006
$1
Alan Cohen
Meetinghouse Coop Bk
Grant Deed
—
Feb 23, 1990
$200,000
Alan Cohen
Cohen,matthew
Grant Deed
related
$200,000 · 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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 236 Dorchester St, Unit 256?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
