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Property profile & analytics
OFF-MARKET
Estimated value
$5,595,000
Investment properties
294 Harvard St 306A Brookline, MA 02446-2917
Entity Owned
20-yr Hold
~
Est. High Equity
Property ID
US38-1646404
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1940
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
25,917 SF
Lot
0.67 ac (29,107 SF)
Zoning code
G175
APN
BROO B:082 L:0007 S:0008
UPID
US38-1646404
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
-
CVS Photo (Bike/Boat/Book/etc) Store
-
Santander Bank ATM Atm
-
CVS Pharmacy Pharmacy
-
CVS Pharmacy
-
MoneyGram Bank Credit Union
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$3.85M
Comparable Approach
Comparable
$7.65M
Blend (final)
Blend
$5.60M
Owner & transaction history
Brookline Inv LP · 20 yrs held
Brookline Inv LP
since 2006
5 recorded transactions
Zoning & alternative use
G175 · Brookline, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$8.3M
+25.8%
Retail stores
$7.6M
+14.4%
Apartment house (5+ units)
$7.4M
+12.3%
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 Brookline submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Brookline 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%
$4,175,000
6.5%
$3,850,000
7%
$3,575,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$6,635,000
Current use
AUTO REPAIR, GARAGE
$8,345,000
Change: +26% · Conversion: Difficult
RETAIL STORES
$7,590,000
Change: +14% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$7,445,000
Change: +12% · Conversion: Moderate
Blend value · Realmo final
$5.60M
Range $5.04M – $6.15M · ±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
$216 / 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
$24,243,800
Assessed 2024
Previous assessed
$24,243,800
+0.0% YoY
Assessed land
$5,959,200
Assessed improvement
$18,284,600
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
1940
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Bathrooms
9
Total area
25,917 SF
Lot
0.67 ac (29,107 SF)
Zoning code
G175
APN
BROO B:082 L:0007 S:0008
UPID
US38-1646404
Jurisdiction
BROOKLINE
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
G175 · Brookline, MA
Zoning G175 · permitted uses
G175 · Brookline, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Brookline. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$6.6M
AUTO REPAIR, GARAGE
Est. value
$8.3M
RETAIL STORES
Est. value
$7.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$7.4M
COMMERCIAL (GENERAL) Current
AUTO REPAIR, GARAGE
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
1940
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Bathrooms
9
Lot
0.67 ac
Current owner
From public records · entity-resolved
Brookline Inv LP
Entity
Mailing address
1 WASHINGTON ST STE #400, WELLESLEY, MA 02481-1706
Ownership since
2006
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
Feb 17, 2022
—
Brookline Investment LLC
—
Deed
related
$16,900,180 · Brookline Bank
Jan 9, 2013
—
Brookline Inv LLC
—
Deed Of Trust
related
$13,650,000 · Peoples Bank
Jan 23, 2006
$1
Brookline Inv LP
Brookline Rlty T Co
Grant Deed
related
—
Sep 8, 2005
—
Brookline Inv LP
—
Deed Of Trust
related
$12,000,000 · Brookline Savings Bank
Mar 31, 1999
—
Brookline Inv LP
—
Deed Of Trust
related
$7,820,000 · General Electric Capital Corp
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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