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Property profile & analytics
OFF-MARKET
Estimated value
$620,000
Investment properties
271-273 Water St Quincy, MA 02169
Individually Owned
8-yr Hold
Property ID
US38-1860050
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1886
Construction
FRAME
Total area
3,835 SF
Lot
0.19 ac (8,065 SF)
Zoning code
RESB
APN
QUIN M:3055 B:76 L:B
UPID
US38-1860050
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
$708k
Blend (final)
Blend
$620k
Owner & transaction history
Michael J Bandera · 8 yrs held
Michael J Bandera
since 2018
7 recorded transactions
Zoning & alternative use
RESB · Quincy, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.0M
+13.7%
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 Quincy submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Quincy 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$885,000
Current use
OFFICE BUILDING
$1,005,000
Change: +14% · Conversion: Easy
Blend value · Realmo final
$620k
Range $558k – $682k · ±10%
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
$162 / 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
$630,000
Assessed 2024
Previous assessed
$630,000
+0.0% YoY
Assessed land
$181,700
Assessed improvement
$448,300
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
1886
Construction
FRAME
Heating
HOT WATER
Buildings
1
Stories
2
Units
3
Rooms
4
Total area
3,835 SF
Lot
0.19 ac (8,065 SF)
Zoning code
RESB
APN
QUIN M:3055 B:76 L:B
UPID
US38-1860050
Jurisdiction
QUINCY
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
RESB · Quincy, MA
Zoning RESB · permitted uses
RESB · Quincy, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Quincy. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$885,000
OFFICE BUILDING
Est. value
$1.0M
COMMERCIAL (GENERAL) Current
OFFICE BUILDING
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
1886
Construction
FRAME
Heating
HOT WATER
Stories
2
Buildings
1
Units
3
Rooms
4
Lot
0.19 ac
Current owner
From public records · entity-resolved
Michael J Bandera
Individual
Mailing address
271 WATER ST, QUINCY, MA 02169-6532
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 29, 2018
$585,000
Michael J Bandera
Arthur J Kabilian
Quit Claim Arm's Length For Ne States
$438,750 · Hingham Institution For Savings
Aug 4, 2008
$1
Arthur J Kabilian
Ruggiano,andrew J
Grant Deed
—
Mar 27, 2008
$1
Frances B Ruggiano
Kabilian,frances A
Grant Deed
—
Sep 8, 2005
$1
Andrew J Ruggiano
Ruggiano,frances B
Grant Deed
related
—
Mar 23, 2005
—
Frances B Ruggiano
—
Deed Of Trust
related
$13,000 · Gary Needham
Jan 10, 2003
—
Frances Ruggiano
—
Deed Of Trust
related
$4,400 · Quincy Town
Dec 22, 1993
—
Andrew L Ruggiano
—
Deed Of Trust
related
$15,000 · Hibernia 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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