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Property profile & analytics
OFF-MARKET
Estimated value
$615,000
Hotels
284 Commonwealth Ave, Boston, MA 02115-2401
Entity Owned
10-yr Hold
Free & Clear
Property ID
US38-1004019
Property profile
Verified
Property type
Hotels
Use group
HOTEL-RESORT
Year built
1899
Construction
BRICK
Total area
8,215 SF
Lot
0.08 ac (3,361 SF)
Zoning code
C
APN
CBOS W:05 P:03079 S:000
UPID
US38-1004019
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
-
No. 284 powered by Sonder Hotel & Motel
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$610k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$615k
Owner & transaction history
284 Hexagon LLC · 10 yrs held
284 Hexagon LLC
since 2015
7 recorded transactions
Zoning & alternative use
C · Boston, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$965,000
+410.7%
Commercial (general)
$860,000
+355.2%
Auto repair, garage
$795,000
+322.6%
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 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
by Request
ML approach
$610,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$965,000
Change: +411% · Conversion: Difficult
COMMERCIAL (GENERAL)
$860,000
Change: +355% · Conversion: Difficult
AUTO REPAIR, GARAGE
$795,000
Change: +323% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$745,000
Change: +294% · Conversion: Difficult
RETAIL STORES
$725,000
Change: +284% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$655,000
Change: +248% · Conversion: Difficult
Blend value · Realmo final
$615k
Range $554k – $677k · ±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
$75 / 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
$128,394
Tax year 2024
Assessed value
$5,080,900
Assessed 2024
Previous assessed
$5,080,900
+0.0% YoY
Effective rate
2.53%
On assessed value
Assessed land
$1,606,800
Assessed improvement
$3,474,100
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Hotels
Use group
HOTEL-RESORT
Status
Off-Market
Year built
1899
Construction
BRICK
Heating
NONE
Buildings
1
Stories
4
Units
35
Total area
8,215 SF
Lot
0.08 ac (3,361 SF)
Zoning code
C
APN
CBOS W:05 P:03079 S:000
UPID
US38-1004019
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
RESTAURANT
Est. value
$965,000
COMMERCIAL (GENERAL)
Est. value
$860,000
AUTO REPAIR, GARAGE
Est. value
$795,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$745,000
RETAIL STORES
Est. value
$725,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$655,000
RESTAURANT
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
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
4
Buildings
1
Units
35
Lot
0.08 ac
Current owner
From public records · entity-resolved
284 Hexagon LLC
Entity
Free & Clear · 10 yrs held
Mailing address
119 HYSLOP RD, BROOKLINE, MA 02445-5727
Ownership since
2015
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
Jul 31, 2015
$7,990,000
284 Hexagon LLC
285 Commonwealth LLC
Quit Claim Deed
—
Apr 17, 1997
—
Star T Orange
—
Deed Of Trust
related
$250,000 · Cambridge Savings Bank
Nov 2, 1995
—
Star T Orange
—
Deed Of Trust
related
$3,200,000 · Cambridge Savings Bank
Feb 11, 1993
—
Star T Orange
—
Deed Of Trust
related
$100,000 · Jason Long
May 3, 1989
—
Star T Orange
—
Deed Of Trust
related
$45,000 · Zwi Kohorn
Aug 11, 1988
—
Orange Star Trust
—
Deed Of Trust
related
$1,100,000 · Bank Of New England
Aug 19, 1987
$1,055,000
Orange Star Tr
Commonwealth Ave RT
Grant Deed
$230,000 · 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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