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Property profile & analytics
OFF-MARKET
Estimated value
$3,355,000
Super regional malls
389 Neponset Ave Dorchester, MA 02122-3104
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US38-1082563
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
1920
Construction
FRAME
Total area
4,224 SF
Lot
0.09 ac (4,055 SF)
Zoning code
C
APN
DORC W:16 P:03984 S:000
UPID
US38-1082563
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
-
Mud House Cafe & Coffee Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.39M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.36M
Owner & transaction history
385 Neponset LLC · 4 yrs held
385 Neponset LLC
since 2021
Last sale
$3.3M
2 recorded transactions
Zoning & alternative use
C · Dorchester, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$2.6M
+86.2%
Auto repair, garage
$2.5M
+78.3%
Retail stores
$2.3M
+62.9%
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 Dorchester submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Dorchester 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
$3,435,000
ML approach
$3,390,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,595,000
Change: +86% · Conversion: Moderate
AUTO REPAIR, GARAGE
$2,485,000
Change: +78% · Conversion: Difficult
RETAIL STORES
$2,270,000
Change: +63% · Conversion: Easy
COMMERCIAL (GENERAL)
$2,035,000
Change: +46% · Conversion: Easy
Blend value · Realmo final
$3.36M
Range $3.02M – $3.69M · ±10% · vs last sale $3.30M (Sep 22 2021)
Last sale anchor
$3.30M
Sep 22 2021
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
$794 / 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
$20,767
Tax year 2024
Assessed value
$821,800
Assessed 2024
Previous assessed
$827,400
-0.7% YoY
Effective rate
2.53%
On assessed value
Assessed land
$285,500
Assessed improvement
$536,300
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
1920
Construction
FRAME
Heating
NONE
Buildings
1
Stories
1
Units
3
Total area
4,224 SF
Lot
0.09 ac (4,055 SF)
Zoning code
C
APN
DORC W:16 P:03984 S:000
UPID
US38-1082563
Jurisdiction
BOSTON
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
C · Dorchester, MA
Zoning C · permitted uses
C · Dorchester, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Dorchester. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING
Est. value
$2.6M
AUTO REPAIR, GARAGE
Est. value
$2.5M
RETAIL STORES
Est. value
$2.3M
COMMERCIAL (GENERAL)
Est. value
$2.0M
OFFICE BUILDING
AUTO REPAIR, GARAGE
RETAIL STORES
COMMERCIAL (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
1920
Construction
FRAME
Heating
NONE
Stories
1
Buildings
1
Units
3
Lot
0.09 ac
Current owner
From public records · entity-resolved
385 Neponset LLC
Entity
Mailing address
385-385 NEPONSET AVE #2, DORCHESTER, MA 02122
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 28, 2022
—
385 Neponset LLC
—
Deed
related
$3,250,000 · Clinton Savings Bank
Sep 22, 2021
$3,300,000
385 Neponset LLC
J H Riley&co RT
Quit Claim Arm's Length For Ne States
$2,640,000 · Commonwealth Cooperative Bank
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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