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Property profile & analytics
OFF-MARKET
Estimated value
$9,485,000
Commercial land
270 Dorchester Ave 276 South Boston, MA 02127-2013
Entity Owned
4-yr Hold
Free & Clear
Property ID
US38-0531807
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Year built
1930
Construction
BRICK
Total area
24,755 SF
Lot
0.48 ac (21,062 SF)
Zoning code
CL
APN
SBOS W:06 P:00210 S:000
UPID
US38-0531807
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
-
BETH BIONICS General Contractor Renovation Specialist
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.15M
CAP Approach
CAP
$9.30M
Comparable Approach
Comparable
$8.36M
Blend (final)
Blend
$9.49M
Owner & transaction history
Avedot 270 LLC · 4 yrs held
Avedot 270 LLC
since 2022
Last sale
$10.8M
5 recorded transactions
Zoning & alternative use
CL · South Boston, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$15.2M
+9.4%
Auto repair, garage
$14.6M
+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
$9,415,000
ML approach
$8,145,000
CAP Approach
CAP Return
Estimation
6%
$10,070,000
6.5%
$9,295,000
7%
$8,635,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$13,910,000
Current use
OFFICE BUILDING
$15,215,000
Change: +9% · Conversion: Easy
AUTO REPAIR, GARAGE
$14,565,000
Change: +5% · Conversion: Difficult
RETAIL STORES
$13,305,000
Change: -4% · Conversion: Easy
Blend value · Realmo final
$9.49M
Range $8.54M – $10.43M · ±10% · vs last sale $10.84M (Jun 3 2022)
Last sale anchor
$10.84M
Jun 3 2022
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
$383 / 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
$55,124
Tax year 2024
Assessed value
$2,181,400
Assessed 2024
Previous assessed
$2,181,400
+0.0% YoY
Effective rate
2.53%
On assessed value
Assessed land
$2,181,400
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
1930
Construction
BRICK
Heating
NONE
Stories
2
Total area
24,755 SF
Lot
0.48 ac (21,062 SF)
Zoning code
CL
APN
SBOS W:06 P:00210 S:000
UPID
US38-0531807
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
$13.9M
OFFICE BUILDING
Est. value
$15.2M
AUTO REPAIR, GARAGE
Est. value
$14.6M
RETAIL STORES
Est. value
$13.3M
COMMERCIAL (GENERAL) Current
OFFICE BUILDING
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
1930
Construction
BRICK
Heating
NONE
Stories
2
Lot
0.48 ac
Current owner
From public records · entity-resolved
Avedot 270 LLC
Entity
Free & Clear · 4 yrs held
Mailing address
148 LINDEN ST, WELLESLEY, MA 02482-7900
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 3, 2022
$10,843,166
Avedot 270 LLC
Freeport South Boston LLC
Quit Claim Arm's Length For Ne States
—
Jan 22, 2019
$14,000,000
Freeport S Boston LLC
270 Dorchester Ave LLC
Quit Claim Deed
—
May 2, 2018
—
270 Dorchester Ave LLC
A
Quit Claim Deed
related
—
Jun 1, 2009
—
A RT
—
Deed Of Trust
related
$300,000 · Georgetown Savings Bank
Oct 14, 2003
$775,000
A RT
Edwards Helen F Est
Grant Deed
$725,000 · Zwi Kohorn
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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