Entity Owned 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
Current use
Occupant on record · Public records
-
Hair Salon Nail Salon
Location
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
since 2023
Last sale
$3.0M
6 recorded transactions
Zoning & alternative use
CL · South Boston, MA
Top alternative use upside
Auto repair, garage
$5.0M
+4.7%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 9 comparables with addresses
3 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$3.13M
Value range
$2.82M – $3.44M
±10% around blend
Estimated value / SF
$366 / SF
Confidence
High
9 county-verified comps
Property data
100
Market benchmarks
100
Comparable evidence
90
$2.82M
blend $3.13M
$3.44M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
8,559 SF
Lot area
0.24 ac
Year built
1929
Stories
1
APN
SBOS W:07 P:00538 S:000
Zoning
CL
Assessed value
$1,994,200
Annual tax
$50,393
3
Income approach: direct capitalization
Partial preview
Income approach indication
$3.22M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$3.48M
@ 6.5% CAP return
$3.22M
@ 7% CAP return
$2.99M
4
Sales comparison
Partial preview
Sales approach indication
$3.05M
Weighted, 9 comps · high confidence
Evidence
9 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
2.5 mi away · 9,825 SF
4.4 mi away · 7,018 SF
4.5 mi away · 8,160 SF
4.5 mi away · 8,160 SF
4.8 mi away · 7,160 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$3.13M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 50 sales
$562
-35%
Submarket 529 sales
$482
-24%
County 599 sales
$441
-17%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $366/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Auto Repair, Garage
Gross theoretical uplift
+5%
vs current-use indication
Commercial (general) · current use
Retail Stores
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 9 sales
Market rates by use type
PDF export
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Overview
Implied cap rate
6.70%
Implied, in-place cap rate for this commercial land
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 6.70%
9.0%
NOI (est.)
$210k *
Last sale · Jan 2023
$3.00M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$3.13M
Move the market yield to see immediate price impact.
Value / SF
$366
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
6.20%6.70%7.20%
$189k
$3.05M
$2.82M
$2.62M
$210k
$3.39M
$3.13M
$2.92M
$231k
$3.73M
$3.45M
$3.21M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
9 found
High confidence · county-verified
Closest comparable
$5.00M
1.2 mi · Dec 2025 · $549/SF
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
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
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, MAZoning CL · permitted uses
CL · South Boston, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1929
Construction
BRICK
Heating
NONE
Stories
1
Lot
0.24 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
CL
Jurisdiction
South Boston, MA
Recorded code
CL
Ownership Intelligence
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Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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