399 Congress St Boston, MA 02210-2502
Individually Owned
2-yr Hold
Estimated value (blended)
$270.55M
Range $243.49M – $297.60M (±10%)
Implied cap rate
2.90%
In-place · NOI ÷ last sale
Property ID
US38-1060230
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
2018
Construction
STEEL FRAME
Total area
403,749 SF
Lot
0.7 ac (30,437 SF)
Zoning code
RC
APN
SBOS W:06 P:02642 S:060
UPID
US38-1060230
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Vacation Rental
-
Advertising Agency Marketing & Advertising
-
Real Estate Agency
-
Freight Service Logistics Company
-
Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$194.47M
Blend (final)
Blend
$270.55M
Owner & transaction history
since 2024
Last sale
$332.0M
7 recorded transactions
Zoning & alternative use
RC · Boston, MA
Top alternative use upside
Restaurant
$271.7M
+39.7%
Office building
$248.1M
+27.6%
Auto repair, garage
$237.6M
+22.2%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
5 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$270.55M
Value range
$243.49M – $297.60M
±10% around blend
Estimated value / SF
$670 / SF
Confidence
Property data
75
Market benchmarks
67
Comparable evidence
60
$243.49M
blend $270.55M
$297.60M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
403,749 SF
Lot area
0.7 ac
Year built
2018
Stories
22
APN
SBOS W:06 P:02642 S:060
Annual tax
$119,701
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$194.47M
Range $95.52M – $339.12M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$270.55M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 529 sales
$482
+39%
County 599 sales
$441
+52%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $670/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Restaurant
Gross theoretical uplift
+40%
vs current-use indication
Office Building
Auto Repair, Garage
Retail Stores
Commercial (general) · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
Not available
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
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Overview
Implied cap rate
2.90%
Implied, in-place cap rate for this investment properties
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
NOI (est.)
$23.24M *
Last sale · Jul 2021
$332.00M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$801.38M
Move the market yield to see immediate price impact.
Value / SF
$1,985
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
2.40%2.90%3.40%
$20.92M
$871.50M
$721.24M
$615.18M
$23.24M
$968.33M
$801.38M
$683.53M
$25.56M
$1.07B
$881.52M
$751.88M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Property tax & assessments
Tax year 2016Property tax & assessments
Tax year 2016
Tax billed
$119,701
Tax year 2016
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
2018
Construction
STEEL FRAME
Heating
NONE
Buildings
1
Stories
22
Units
415
Total area
403,749 SF
Lot
0.7 ac (30,437 SF)
Zoning code
RC
APN
SBOS W:06 P:02642 S:060
UPID
US38-1060230
Jurisdiction
BOSTON
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
RC · Boston, MAZoning RC · permitted uses
RC · Boston, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
2018
Construction
STEEL FRAME
Heating
NONE
Stories
22
Buildings
1
Units
415
Lot
0.7 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
RC
Jurisdiction
Boston, MA
Recorded code
RC
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for RC in Boston, MA.
What opens after registration
Zoning profile
Official documentVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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