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Property profile & analytics
OFF-MARKET
Estimated value
$5,985,000
Investment properties
28-32 Rugg Rd Allston, MA 02134
Entity Owned
6-yr Hold
Free & Clear
Property ID
US38-0618733
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1930
Construction
BRICK
Total area
18,000 SF
Lot
0.69 ac (29,858 SF)
Zoning code
RC
APN
ALLS W:22 P:01810 S:010
UPID
US38-0618733
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
$6.76M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.99M
Owner & transaction history
Lmc Cobalt Hldgs LLC · 6 yrs held
Lmc Cobalt Hldgs LLC
since 2019
7 recorded transactions
Zoning & alternative use
RC · Allston, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$9.7M
+11.6%
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 Allston submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Allston 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%
$7,325,000
6.5%
$6,760,000
7%
$6,280,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$8,670,000
Current use
RETAIL STORES
$9,675,000
Change: +12% · Conversion: Easy
Blend value · Realmo final
$5.99M
Range $5.39M – $6.58M · ±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
$333 / 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 2021Property tax & assessments
Tax year 2021
Tax billed
$19,392
Tax year 2021
Assessed value
$7,230,479
Assessed 2024
Previous assessed
$7,230,479
+0.0% YoY
Effective rate
0.27%
On assessed value
Assessed land
$5,356,679
Assessed improvement
$1,873,800
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
1930
Construction
BRICK
Heating
NONE
Buildings
1
Stories
2
Total area
18,000 SF
Lot
0.69 ac (29,858 SF)
Zoning code
RC
APN
ALLS W:22 P:01810 S:010
UPID
US38-0618733
Jurisdiction
BOSTON
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
RC · Allston, MAZoning RC · permitted uses
RC · Allston, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$8.7M
RETAIL STORES
Est. value
$9.7M
COMMERCIAL (GENERAL) Current
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
Buildings
1
Lot
0.69 ac
Current owner
From public records · entity-resolved
Lmc Cobalt Hldgs LLC
Entity
Free & Clear · 6 yrs held
Mailing address
99 SUMMER ST STE #701, BOSTON, MA 02110-1359
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
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 7, 2019
$31,000,000
Lmc Cobalt Hldgs LLC
Rugg Road Usl LLC
Quit Claim Deed
—
Oct 4, 2019
$17,400,000
Rugg Road Isl LLC
Rugg
Quit Claim Deed
$15,705,000 · Reef Rug Road LLC
Aug 8, 2008
—
Marc Resnick
—
Deed Of Trust
related
$4,155,000 · Rockland Trust Co
Jul 10, 2008
$1
Russ RT
Resnick,marc
Grant Deed
related
—
May 20, 2008
$500,000
Charles Shaffer
Sullivan,maureen
Grant Deed
—
May 20, 2008
$1
Maureen Sullivan
Rugg RT
Grant Deed
related
—
Dec 24, 2007
$148,515
Marc Resnick
Fenwick Prop LLC
Grant Deed
—
Dec 24, 2007
$153,364
Marc Resnick
Fenwick Prop LLC
Grant Deed
—
Dec 24, 2007
$1
Marc Resnick
Fenwick Prop LLC
Grant Deed
related
—
Jan 12, 2006
$137,529
Marc Resnick
Shapses,marla
Grant Deed
—
Jan 12, 2006
$1
Marla Shapses
Rugg RT
Grant Deed
related
—
Aug 17, 2004
$5,250,000
RT Rugg
Octagon RT
Grant Deed
$3,560,000 · Rockland Trust Co
Oct 17, 1994
—
Carrasco,stevan L Tr
—
Deed Of Trust
related
$300,000 · Quinnan LP Ltd
—
—
Rugg Trust
—
Deed Of Trust
related
$2,000,000 · 310 Kw LLC
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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