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Property profile & analytics
OFF-MARKET
Estimated value
$10,100,000
Office Spaces
31 Milk St 2, Boston, MA 02109-5104
Entity Owned
1-yr Hold
Free & Clear
Property ID
US38-0171145
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
1923
Construction
CONCRETE
Total area
95,037 SF
Lot
2.18 ac (95,037 SF)
Zoning code
C
APN
CBOS W:03 P:04642 S:004
UPID
US38-0171145
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
-
College Life Today Corporate Office
-
Cenotech Solutions (Bike/Boat/Book/etc) Store Corporate Office
-
Sakonnett Capital Financial Advisor
-
Massachusetts Lodging Association Association / Organization
-
Charitable Gift Annuity Association Or Organization
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$11.74M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$10.37M
Blend (final)
Blend
$10.10M
Owner & transaction history
Dinosaur Milk LLC · 1 yrs held
Dinosaur Milk LLC
since 2025
Last sale
$9.6M
7 recorded transactions
Zoning & alternative use
C · 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 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
$9,290,000
ML approach
$11,740,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$10.10M
Range $9.09M – $11.11M · ±10% · vs last sale $9.55M (Jan 16 2025)
Last sale anchor
$9.55M
Jan 16 2025
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
$106 / 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
$645,497
Tax year 2024
Assessed value
$25,544,000
Assessed 2024
Previous assessed
$24,776,500
+3.1% YoY
Effective rate
2.53%
On assessed value
Assessed improvement
$25,544,000
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
Office Spaces
Use group
CONDOMINIUM OFFICES
Status
Off-Market
Year built
1923
Construction
CONCRETE
Heating
NONE
Buildings
1
Stories
11
Total area
95,037 SF
Lot
2.18 ac (95,037 SF)
Zoning code
C
APN
CBOS W:03 P:04642 S:004
UPID
US38-0171145
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.
Building & site characteristics
From public records
Year built
1923
Construction
CONCRETE
Heating
NONE
Stories
11
Buildings
1
Lot
2.18 ac
Current owner
From public records · entity-resolved
Dinosaur Milk LLC
Entity
Free & Clear · 1 yrs held
Mailing address
150 E 58TH ST STE #2000, NEW YORK, NY 10155-2000
Ownership since
2025
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
Jan 16, 2025
$9,550,000
Dinosaur Milk LLC
31 Milk St Holdings LLC
Deed
—
Oct 23, 2024
—
31 Milk Street Hldg LLC
Milk St Equity Partners L
Quitclaim Deed
related
—
Apr 27, 2018
—
31 Ram LLC
—
Deed
related
$1,850,000 · Leader Bank NA
Feb 28, 2014
$24,250,000
Milk St. Equity Partners
Milk St Aquisition LLC
Quit Claim Deed
—
Aug 25, 2011
—
Milk Street Acquisitions
—
Deed Of Trust
related
$9,060,000 · Peoples Bank
Jan 14, 2011
$12,650,000
Milk St Acquistions LLC
31 Milk St Condo
Grant Deed
—
Apr 22, 2010
$8,200,000
Csfb C3 Milk St LLC
Csfb-c3 Milk St LLC
One Of Committee, Strict Foreclosure, Sheriff, Or Redemption Deeds
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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