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Property profile & analytics
OFF-MARKET
Estimated value
$1,770,000
Hotels
30 Webster St, Brookline, MA 02446-4938
Trust Owned
11-yr Hold
Free & Clear
Property ID
US38-0550018
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
1984
Construction
CONCRETE
Total area
70,824 SF
Lot
0.48 ac (21,035 SF)
Zoning code
G175
APN
BROO B:164 L:0003 S:0000
UPID
US38-0550018
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
-
Yi-Mei Liu Physician
-
Vernaglia Sara Physician
-
Melissa Rodier, MS Physician
-
Mandy Conroy Physician
-
Renee Gannon Nursing Home
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.13M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.41M
Blend (final)
Blend
$1.77M
Owner & transaction history
Coolidge,webster Realty Trust · 11 yrs held
Coolidge,webster Realty Trust
since 2015
7 recorded transactions
Zoning & alternative use
G175 · Brookline, 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 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
$1,130,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOTEL/MOTEL
$1,440,000
Current use
Blend value · Realmo final
$1.77M
Range $1.59M – $1.95M · ±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
$25 / 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
$589,117
Tax year 2024
Assessed value
$35,899,900
Assessed 2024
Previous assessed
$35,899,900
+0.0% YoY
Effective rate
1.64%
On assessed value
Assessed land
$5,383,600
Assessed improvement
$30,516,300
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Status
Off-Market
Year built
1984
Construction
CONCRETE
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
8
Units
122
Rooms
18
Bathrooms
85
Total area
70,824 SF
Lot
0.48 ac (21,035 SF)
Zoning code
G175
APN
BROO B:164 L:0003 S:0000
UPID
US38-0550018
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
HOTEL/MOTEL Current
Est. value
$1.4M
HOTEL/MOTEL Current
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
1984
Construction
CONCRETE
Heating
FORCED AIR
Cooling
Yes
Stories
8
Buildings
1
Units
122
Rooms
18
Bathrooms
85
Lot
0.48 ac
Current owner
From public records · entity-resolved
Coolidge,webster Realty Trust
Trust
Free & Clear · 11 yrs held
Mailing address
1249 BEACON ST STE #1, BROOKLINE, MA 02446-5253
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
Feb 20, 2015
$19,600,000
Coolidge,webster Realty Trust
Adsmulticare INC
Quit Claim Deed
—
Jan 12, 2004
—
Ads Multicare INC
—
Deed Of Trust
related
$260,000,000 · Wachovia Bank NA
Dec 13, 1996
$11,993,412
Selco Svc Corp
Solomont Brookline LP
Grant Deed
—
Dec 13, 1996
—
Ads Multicare INC
—
Deed Of Trust
related
$410,000,000 · Nationsbank
Dec 21, 1993
—
Solomont Brooklind Ltd
—
Deed Of Trust
related
$500,000 · Bay Bank
Nov 2, 1989
$8,854,600
Solomont Brookline LP
Neustadt,sidney R
Grant Deed
—
—
—
Coolidge,webster Realty Trust
—
Deed Of Trust
related
$20,000,000 · Smith Johnson Jones L
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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