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Property profile & analytics
OFF-MARKET
Estimated value
$740,000
Office buildings
28 Cross St, Somerville, MA 02145
Entity Owned
7-yr Hold
~
Est. High Equity
Property ID
US38-0880703
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1940
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
2,343 SF
Lot
0.06 ac (2,737 SF)
Zoning code
RB
APN
SOME M:90 B:D L:16
UPID
US38-0880703
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
$740k
Owner & transaction history
28 Cross Street LLC · 7 yrs held
28 Cross Street LLC
since 2018
7 recorded transactions
Zoning & alternative use
RB · Somerville, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$805,000
+56.7%
Auto repair, garage
$660,000
+28.6%
Neighborhood: shopping center
$650,000
+26.6%
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 Somerville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Somerville 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
OFFICE BUILDING
$515,000
Current use
COMMERCIAL (GENERAL)
$805,000
Change: +57% · Conversion: Easy
AUTO REPAIR, GARAGE
$660,000
Change: +29% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$650,000
Change: +27% · Conversion: Difficult
RETAIL STORES
$630,000
Change: +23% · Conversion: Moderate
Blend value · Realmo final
$740k
Range $666k – $814k · ±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
$316 / 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
$13,113
Tax year 2024
Assessed value
$720,500
Assessed 2024
Previous assessed
$720,500
+0.0% YoY
Effective rate
1.82%
On assessed value
Assessed land
$268,300
Assessed improvement
$452,200
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1940
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Buildings
1
Stories
1
Units
1
Total area
2,343 SF
Lot
0.06 ac (2,737 SF)
Zoning code
RB
APN
SOME M:90 B:D L:16
UPID
US38-0880703
Jurisdiction
SOMERVILLE
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
RB · Somerville, MA
Zoning RB · permitted uses
RB · Somerville, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Somerville. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$515,000
COMMERCIAL (GENERAL)
Est. value
$805,000
AUTO REPAIR, GARAGE
Est. value
$660,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$650,000
RETAIL STORES
Est. value
$630,000
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
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
1940
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Stories
1
Buildings
1
Units
1
Lot
0.06 ac
Current owner
From public records · entity-resolved
28 Cross Street LLC
Entity
Mailing address
235 MARGINAL ST, CHELSEA, MA 02150-3759
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
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 9, 2020
—
28 Cross St LLC
—
Deed
related
$2,025,000 · Quanta Finance LLC
Nov 4, 2019
—
28 Cross Street LLC
—
Deed
related
$1,675,000 · Cslf Alamosa LLC
Oct 19, 2018
$595,000
28 Cross Street LLC
Semia Education Tech
Quit Claim Arm's Length For Ne States
$850,000 · First Boston Cnst Hld
May 15, 2017
$499,000
Semia Education Technolog
Plme Realty Trust
Quit Claim Deed
—
Apr 1, 2003
—
Plme RT
—
Deed Of Trust
related
$192,500 · Winter Hill Fsb
Dec 29, 2000
—
Plme RT
—
Deed Of Trust
related
$171,500 · Winter Hill Fsb
Jul 13, 1994
—
Plme RT
—
Deed Of Trust
related
$131,000 · Somerset Savings Bank
Jan 8, 1993
—
Plme RT
—
Deed Of Trust
related
$126,566 · E Cambridge Savings Bank
Dec 12, 1990
—
Plme RT
—
Deed Of Trust
related
$175,000 · E Cambridge Savings Bank
Jan 26, 1990
—
Plme RT
—
Deed Of Trust
related
$175,000 · E Cambridge Savings Bank
Nov 23, 1988
—
Plme RT
—
Deed Of Trust
related
$175,000 · E Cambridge Savings Bank
—
—
28 Cross Street LLC
—
Deed Of Trust
related
$1,675,000 · Cslf Alamosa 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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