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Property profile & analytics
OFF-MARKET
Estimated value
$1,600,000
Turn key restaurants
289-289A Dorchester St, South Boston, MA 02127
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US38-1246698
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1940
Construction
FRAME
Total area
1,760 SF
Lot
0.02 ac (1,000 SF)
Zoning code
C
APN
SBOS W:07 P:00476 S:000
UPID
US38-1246698
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
$1.60M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$980k
Blend (final)
Blend
$1.60M
Owner & transaction history
Abbeyglen LLC · 2 yrs held
Abbeyglen LLC
since 2024
Last sale
$1.6M
5 recorded transactions
Zoning & alternative use
C · South Boston, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$1,600,000
ML approach
$1,600,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$1,185,000
Current use
OFFICE BUILDING
$1,080,000
Change: -9% · Conversion: Moderate
AUTO REPAIR, GARAGE
$1,035,000
Change: -13% · Conversion: Difficult
COMMERCIAL (GENERAL)
$990,000
Change: -16% · Conversion: Easy
Blend value · Realmo final
$1.60M
Range $1.44M – $1.76M · ±10% · vs last sale $1.60M (Mar 15 2024)
Last sale anchor
$1.60M
Mar 15 2024
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
$909 / 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
$9,264
Tax year 2024
Assessed value
$366,600
Assessed 2024
Previous assessed
$371,000
-1.2% YoY
Effective rate
2.53%
On assessed value
Assessed land
$105,100
Assessed improvement
$261,500
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1940
Construction
FRAME
Heating
NONE
Buildings
1
Stories
1
Units
1
Total area
1,760 SF
Lot
0.02 ac (1,000 SF)
Zoning code
C
APN
SBOS W:07 P:00476 S:000
UPID
US38-1246698
Jurisdiction
BOSTON
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
C · South Boston, MA
Zoning C · permitted uses
C · 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
RESTAURANT Current
Est. value
$1.2M
OFFICE BUILDING
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$1.0M
COMMERCIAL (GENERAL)
Est. value
$990,000
RESTAURANT Current
OFFICE BUILDING
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
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
FRAME
Heating
NONE
Stories
1
Buildings
1
Units
1
Lot
0.02 ac
Current owner
From public records · entity-resolved
Abbeyglen LLC
Entity
Mailing address
289 DORCHESTER ST289A, SOUTH BOSTON, MA 02127-2804
Ownership since
2024
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
Mar 15, 2024
$1,600,000
Abbeyglen LLC
We Close The Deal LLC
Quit Claim Arm's Length For Ne States
$900,000 · Dedham Institution For Savings
Feb 15, 2022
$1,090,000
We Close The Deal LLC
Scott Wolfe
Quit Claim Arm's Length For Ne States
$817,500 · Dedham Institution For Savings
Sep 7, 2018
$150,000
Scott Wolfe
L & L
Quit Claim Deed
—
Aug 19, 2009
$245,000
L RT
Coyne Ft
Grant Deed
$196,000 · Meetinghouse Coop Bank
Jul 7, 2009
$1
Joseph L Coyne
Coyne,joseph L
Grant Deed
related
—
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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