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Property profile & analytics
OFF-MARKET
Estimated value
$1,440,000
Investment properties
262-264 Broadway South Boston, MA 02127
Entity Owned
7-yr Hold
Property ID
US38-0952523
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1920
Construction
BRICK
Total area
5,525 SF
Lot
0.05 ac (2,080 SF)
Zoning code
RC
APN
SBOS W:06 P:00419 S:000
UPID
US38-0952523
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
$1.44M
Owner & transaction history
Medville Realty LLC · 7 yrs held
Medville Realty LLC
since 2019
7 recorded transactions
Zoning & alternative use
RC · South 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 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$261 / 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
$1,235,400
Assessed 2024
Previous assessed
$1,259,400
-1.9% YoY
Assessed land
$281,100
Assessed improvement
$954,300
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
4
Units
4
Total area
5,525 SF
Lot
0.05 ac (2,080 SF)
Zoning code
RC
APN
SBOS W:06 P:00419 S:000
UPID
US38-0952523
Jurisdiction
BOSTON
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
RC · South Boston, MA
Zoning RC · permitted uses
RC · 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.
Building & site characteristics
From public records
Year built
1920
Construction
BRICK
Heating
NONE
Stories
4
Buildings
1
Units
4
Lot
0.05 ac
Current owner
From public records · entity-resolved
Medville Realty LLC
Entity
Mailing address
346 TAUNTON AVE, SEEKONK, MA 02771-5245
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 12, 2019
$3,000,000
Medville Realty LLC
Thomas G Speropolous
Quit Claim Arm's Length For Ne States
$2,400,000 · Customers Bank
Jun 10, 2004
—
Thomas G Speropoulos
—
Deed Of Trust
related
$667,366 · Gary Needham
Feb 20, 2004
$450,500
Thomas G Speropolous
Mcr Technologies INC
Grant Deed
—
Aug 24, 2001
—
Mcr Technologies INC
—
Deed Of Trust
related
$563,000 · Broadway National Bank
Jan 28, 1999
—
Cash Register Mass
—
Deed Of Trust
related
$58,000 · Broadway National Bank
Jan 30, 1995
—
Mass Cash Register INC
—
Deed Of Trust
related
$150,000 · Broadway National Bank
Jul 6, 1988
—
Mass Cash Register INC
—
Deed Of Trust
related
$65,000 · South Boston Savings Bank
Apr 7, 1988
—
Mass Cash Register INC
—
Deed Of Trust
related
$400,000 · Shore Bk & Tr Co
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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