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Property profile & analytics
OFF-MARKET
Estimated value
$630,000
Sports & entertainment properties
262-266 Friend St Boston, MA 02114
Entity Owned
6-yr Hold
Free & Clear
Property ID
US38-1144845
Property profile
Verified
Property type
Sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
Year built
1899
Construction
BRICK
Total area
9,120 SF
Lot
0.07 ac (3,095 SF)
Zoning code
C
APN
CBOS W:03 P:01654 S:000
UPID
US38-1144845
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
$450k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$624k
Blend (final)
Blend
$630k
Owner & transaction history
262-266 Friend Street LLC · 6 yrs held
262-266 Friend Street LLC
since 2020
Last sale
$631,938
6 recorded transactions
Zoning & alternative use
C · Boston, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$885,000
+85.5%
Retail stores
$855,000
+79.0%
Neighborhood: shopping center
$825,000
+73.0%
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
$545,000
ML approach
$450,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RECREATIONAL/ENTERTAINMENT (GENERAL)
$475,000
Current use
AUTO REPAIR, GARAGE
$885,000
Change: +86% · Conversion: Difficult
RETAIL STORES
$855,000
Change: +79% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$825,000
Change: +73% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$730,000
Change: +53% · Conversion: Difficult
Blend value · Realmo final
$630k
Range $567k – $693k · ±10% · vs last sale $632k (Mar 17 2020)
Last sale anchor
$632k
Mar 17 2020
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
$69 / 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
$79,552
Tax year 2024
Assessed value
$3,148,100
Assessed 2024
Previous assessed
$3,189,800
-1.3% YoY
Effective rate
2.53%
On assessed value
Assessed land
$871,500
Assessed improvement
$2,276,600
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
Sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
Status
Off-Market
Year built
1899
Construction
BRICK
Heating
NONE
Buildings
1
Stories
3
Units
1
Total area
9,120 SF
Lot
0.07 ac (3,095 SF)
Zoning code
C
APN
CBOS W:03 P:01654 S:000
UPID
US38-1144845
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
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
Est. value
$475,000
AUTO REPAIR, GARAGE
Est. value
$885,000
RETAIL STORES
Est. value
$855,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$825,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$730,000
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
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
1899
Construction
BRICK
Heating
NONE
Stories
3
Buildings
1
Units
1
Lot
0.07 ac
Current owner
From public records · entity-resolved
262-266 Friend Street LLC
Entity
Free & Clear · 6 yrs held
Mailing address
98 LANCASTER TER, BROOKLINE, MA 02446-2237
Ownership since
2020
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 17, 2020
—
262-266 Friend Street LLC
405 W Franklin LLC
Quit Claim Deed
related
—
Feb 4, 2020
$4,500,000
405 W Franklin LLC
N
Quit Claim Deed
$2,750,000 · Rockland Tr
Jun 9, 2016
—
N&t T
—
Deed
related
$540,000 · Brookline Bank
Nov 16, 1993
—
N
—
Deed Of Trust
related
$250,000 · Joseph D Fernandez
Mar 4, 1993
$631,938
N
Friend St RT 262
Grant Deed
—
Jan 28, 1988
$850,000
Friend St. RT 262
Zannino,isabel
Grant Deed
$650,000 · Brookline Savings Bank
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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