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Property profile & analytics
OFF-MARKET
Individual retail properties
397 Geneva Ave 403, Dorchester, MA 02122-1003
Individually Owned
18-yr Hold
~
Est. High Equity
Property ID
US38-1478091
Property profile
Verified
Property type
Individual retail properties
Use group
DRY CLEANER
Year built
1910
Construction
BRICK
Total area
3,130 SF
Lot
0.08 ac (3,300 SF)
Zoning code
C
APN
DORC W:15 P:00822 S:000
UPID
US38-1478091
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
-
African Best Braid Hair Salon
-
African Best Braids Hair Salon Nail Salon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Geneva RT · 18 yrs held
Geneva RT
since 2007
5 recorded transactions
Zoning & alternative use
C · Dorchester, 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 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$14,270
Tax year 2024
Assessed value
$564,700
Assessed 2024
Previous assessed
$568,500
-0.7% YoY
Effective rate
2.53%
On assessed value
Assessed land
$195,000
Assessed improvement
$369,700
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Individual retail properties
Use group
DRY CLEANER
Status
Off-Market
Year built
1910
Construction
BRICK
Heating
NONE
Buildings
1
Stories
1
Units
2
Total area
3,130 SF
Lot
0.08 ac (3,300 SF)
Zoning code
C
APN
DORC W:15 P:00822 S:000
UPID
US38-1478091
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.
Building & site characteristics
From public records
Year built
1910
Construction
BRICK
Heating
NONE
Stories
1
Buildings
1
Units
2
Lot
0.08 ac
Current owner
From public records · entity-resolved
Geneva RT
Individual
Mailing address
17 SCHOOL ST, RANDOLPH, MA 02368-4619
Ownership since
2007
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
Dec 5, 2008
—
Geneva Avenue RT
—
Deed Of Trust
related
$245,000 · Bank Of Canton
Sep 12, 2007
$320,000
Geneva RT
Tran,ba V
Grant Deed
—
Jun 30, 2000
$275,000
Ba Than
John Laing 3rd RT B
Grant Deed
$250,000 · Zenon Grzybowski
Jul 16, 1999
—
John G Laing JR.
—
Deed Of Trust
related
$66,300 · Equity One INC
Oct 25, 1994
$125,000
John Laing 3 RT B
Amc Rlty INC
Grant Deed
$116,000 · Zuckerman Family Nomi
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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