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Property profile & analytics
OFF-MARKET
Estimated value
$575,000
Sports & entertainment properties
35 Lansdowne St 41 Boston, MA 02215-3412
Entity Owned
12-yr Hold
~
Est. High Equity
Property ID
US38-0353294
Property profile
Verified
Property type
Sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
Year built
1910
Construction
BRICK
Total area
10,070 SF
Lot
0.15 ac (6,545 SF)
Zoning code
C
APN
CBOS W:05 P:04194 S:000
UPID
US38-0353294
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
$395k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$755k
Blend (final)
Blend
$575k
Owner & transaction history
Lion Eyes LLC · 12 yrs held
Lion Eyes LLC
since 2014
7 recorded transactions
Zoning & alternative use
C · Boston, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$940,000
+79.0%
Neighborhood: shopping center
$910,000
+73.0%
Apartment house (5+ units)
$805,000
+52.9%
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
by Request
ML approach
$395,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RECREATIONAL/ENTERTAINMENT (GENERAL)
$525,000
Current use
RETAIL STORES
$940,000
Change: +79% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$910,000
Change: +73% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$805,000
Change: +53% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$670,000
Change: +27% · Conversion: Difficult
Blend value · Realmo final
$575k
Range $518k – $633k · ±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
$57 / 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
$150,943
Tax year 2024
Assessed value
$5,973,206
Assessed 2024
Previous assessed
$6,151,544
-2.9% YoY
Effective rate
2.53%
On assessed value
Assessed land
$2,451,556
Assessed improvement
$3,521,650
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
Sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
Status
Off-Market
Year built
1910
Construction
BRICK
Heating
NONE
Buildings
1
Stories
2
Units
2
Total area
10,070 SF
Lot
0.15 ac (6,545 SF)
Zoning code
C
APN
CBOS W:05 P:04194 S:000
UPID
US38-0353294
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.
Alternative use value scenarios
Repositioning upside vs current use
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
Est. value
$525,000
RETAIL STORES
Est. value
$940,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$910,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$805,000
INDUSTRIAL (GENERAL)
Est. value
$670,000
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
APARTMENT HOUSE (5+ UNITS)
INDUSTRIAL (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
1910
Construction
BRICK
Heating
NONE
Stories
2
Buildings
1
Units
2
Lot
0.15 ac
Current owner
From public records · entity-resolved
Lion Eyes LLC
Entity
Mailing address
990 WASHINGTON ST STE #302, DEDHAM, MA 02026-6717
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 12, 2014
$9,360,000
Lion Eyes LLC
Lansdowne 35-41 LLC
Quit Claim Arm's Length For Ne States
$14,400,000 · City National Bank
May 29, 2009
—
Lansdowne St Assoc LLC
—
Deed Of Trust
related
$3,200,000 · River Bank
Mar 29, 2005
—
Lansdowne 35-41 LLC
—
Deed Of Trust
related
$1,500,000 · Sovereign Bank
Nov 21, 2002
—
Lansdowne 35-41 LLC
—
Deed Of Trust
related
$1,000,000 · Bay State Federal Savings Bank
Aug 13, 2002
$1,375,000
Lansdowne 35-41 INC
Lansdowne RT
Grant Deed
related
$1,275,000 · Bay State Federal Savings Bank
Jan 15, 1992
—
Lansdowne RT
—
Deed Of Trust
related
$700,000 · Mercantile Bank & Trust Co
Jan 17, 1990
—
Lansdowne RT
—
Deed Of Trust
related
$225,000 · Andover Bank
Jun 26, 1989
$400,000
Lansdowne RT
Lansdowne RT 35-41
Grant Deed
related
—
Jun 19, 1989
$400,000
Lansdowne RT
Lansdowne RT
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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