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Property profile & analytics
OFF-MARKET
Estimated value
$505,000
Super regional malls
3093 Washington St 3099 Roxbury, MA 02119-3164
Entity Owned
14-yr Hold
Free & Clear
Property ID
US38-1089741
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
1900
Construction
BRICK
Total area
2,205 SF
Lot
0.05 ac (2,311 SF)
Zoning code
C
APN
JAMA W:11 P:01282 S:001
UPID
US38-1089741
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
$655k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$505k
Owner & transaction history
Ara LLC · 14 yrs held
Ara LLC
since 2011
5 recorded transactions
Zoning & alternative use
C · Roxbury, 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 Roxbury submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Roxbury 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%
$705,000
6.5%
$655,000
7%
$605,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$730,000
Current use
Blend value · Realmo final
$505k
Range $455k – $556k · ±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
$229 / 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
$11,169
Tax year 2024
Assessed value
$442,000
Assessed 2024
Previous assessed
$445,000
-0.7% YoY
Effective rate
2.53%
On assessed value
Assessed land
$148,500
Assessed improvement
$293,500
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
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Status
Off-Market
Year built
1900
Construction
BRICK
Heating
NONE
Buildings
1
Stories
1
Units
1
Total area
2,205 SF
Lot
0.05 ac (2,311 SF)
Zoning code
C
APN
JAMA W:11 P:01282 S:001
UPID
US38-1089741
Jurisdiction
BOSTON
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
C · Roxbury, MA
Zoning C · permitted uses
C · Roxbury, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Roxbury. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$730,000
NEIGHBORHOOD: SHOPPING CENTER 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
1900
Construction
BRICK
Heating
NONE
Stories
1
Buildings
1
Units
1
Lot
0.05 ac
Current owner
From public records · entity-resolved
Ara LLC
Entity
Free & Clear · 14 yrs held
Mailing address
3093 WASHINGTON ST #3099, ROXBURY, MA 02119-3164
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2011
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
Sep 13, 2011
$1
Ara LLC
Yanguez,aracelis
Grant Deed
—
Mar 27, 2008
$1
Aracelis Yanguez
Moreno,simeon
Grant Deed
—
Nov 5, 2004
—
Simeon Moreno
—
Deed Of Trust
related
$199,500 · Greenpoint Mortgage Funding
May 30, 1995
$140,000
Aracelis Yanguez
Virgil Emperatriz Est
Grant Deed
$105,000 · Fleet National Bank
Sep 30, 1991
—
Emperatriz Virgil
—
Deed Of Trust
related
$90,000 · Santos Gonzalez
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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