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Property profile & analytics
OFF-MARKET
Estimated value
$1,225,000
Investment properties
246-248 Grv St West Roxbury, MA 02132
Individually Owned
21-yr Hold
Free & Clear
Property ID
US38-0698930
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1920
Construction
BRICK
Total area
5,607 SF
Lot
0.07 ac (3,160 SF)
Zoning code
RC
APN
WROX W:20 P:11951 S:001
UPID
US38-0698930
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
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.23M
Owner & transaction history
Francois Youhanna · 21 yrs held
Francois Youhanna
since 2005
7 recorded transactions
Zoning & alternative use
RC · West 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 West Roxbury submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs West 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$218 / 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
Assessed value
$824,700
Assessed 2024
Previous assessed
$819,600
+0.6% YoY
Assessed land
$188,700
Assessed improvement
$636,000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1920
Construction
BRICK
Heating
NONE
Buildings
1
Stories
2
Units
4
Total area
5,607 SF
Lot
0.07 ac (3,160 SF)
Zoning code
RC
APN
WROX W:20 P:11951 S:001
UPID
US38-0698930
Jurisdiction
BOSTON
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
RC · West Roxbury, MAZoning RC · permitted uses
RC · West Roxbury, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1920
Construction
BRICK
Heating
NONE
Stories
2
Buildings
1
Units
4
Lot
0.07 ac
Current owner
From public records · entity-resolved
Francois Youhanna
Individual
Free & Clear · 21 yrs held
Mailing address
5198 WASHINGTON ST, WEST ROXBURY, MA 02132-6001
Ownership since
2005
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 24, 2007
—
Francois Youhanna
—
Deed Of Trust
related
$150,000 · East Boston Savings Bank
Mar 23, 2006
—
Francois Youhanna
—
Deed Of Trust
related
$470,000 · East Boston Savings Bank
Mar 4, 2005
$1
Francois Youhanna
Youhanna,francois
Grant Deed
—
Aug 1, 2000
—
Francois Youhanna
—
Deed Of Trust
related
$295,000 · East Boston Savings Bank
Nov 12, 1998
—
Francois Youhanna
—
Deed Of Trust
related
$66,500 · Fec Mortgage Corp
Jun 29, 1998
—
Francois Youhanna
—
Deed Of Trust
related
$40,000 · Fec Mortgage Corp
Feb 25, 1998
—
Francois Youhanna
—
Deed Of Trust
related
$200,000 · Fec Mortgage Corp
Sep 11, 1996
—
Francois Youhanna
—
Deed Of Trust
related
$150,000 · Fec Mortgage Corp
Sep 9, 1994
$160,000
Francois K Youhanna
Siciliano,arthur A
Grant Deed
$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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