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Property profile & analytics
OFF-MARKET
Estimated value
$134,470,000
Hotels
40 Dalton St, Boston, MA 02115-3155
Entity Owned
2-yr Hold
Free & Clear
Property ID
US38-1215544
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
1983
Construction
STEEL FRAME
Total area
238,532 SF
Lot
0.5 ac (21,775 SF)
Zoning code
C
APN
CBOS W:04 P:01327 S:000
UPID
US38-1215544
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
-
Hilton Boston Back Bay Hotel & Motel
-
Forty Dalton Restaurant
-
King's Hill Church Church
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$134.47M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$134.47M
Owner & transaction history
Beantown Hotel Owner LLC · 2 yrs held
Beantown Hotel Owner LLC
since 2024
Last sale
$134.5M
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
$134,470,000
ML approach
$134,470,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$134.47M
Range $121.02M – $147.92M · ±10% · vs last sale $134.47M (Apr 10 2024)
Last sale anchor
$134.47M
Apr 10 2024
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
$564 / 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
$1,825,681
Tax year 2024
Assessed value
$72,246,964
Assessed 2024
Previous assessed
$72,246,964
+0.0% YoY
Effective rate
2.53%
On assessed value
Assessed land
$17,949,750
Assessed improvement
$54,297,214
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
Hotels
Use group
HOTEL
Status
Off-Market
Year built
1983
Construction
STEEL FRAME
Heating
NONE
Buildings
1
Stories
25
Units
385
Total area
238,532 SF
Lot
0.5 ac (21,775 SF)
Zoning code
C
APN
CBOS W:04 P:01327 S:000
UPID
US38-1215544
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
1983
Construction
STEEL FRAME
Heating
NONE
Stories
25
Buildings
1
Units
385
Lot
0.5 ac
Current owner
From public records · entity-resolved
Beantown Hotel Owner LLC
Entity
Free & Clear · 2 yrs held
Mailing address
40 DALTON ST, BOSTON, MA 02115-3155
Ownership since
2024
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
Apr 10, 2024
$134,469,000
Beantown Hotel Owner LLC
Pim Boston Back Bay LLC
Quit Claim Arm's Length For Ne States
—
Apr 10, 2024
—
Beantown Hotel Owner LLC
Pim Boston Back Bay LLC
Other
—
Aug 26, 2021
—
Pim Boston Back Bay LLC
—
Deed
related
$98,000,000 · Aareal Capital Corp
Dec 19, 2012
$1
Pim Boston Black Bay LLC
Hh Boston Black Bay LLC
Grant Deed
related
—
Jan 30, 1991
—
Dhm Assocs LP
—
Deed Of Trust
related
$30,000,000 · Ryoshin Leasing USA
Jan 5, 1990
—
Dhm Associates LP
—
Deed Of Trust
related
$25,000 · Bankers Trust Co
Dec 28, 1989
$30,325,000
Dhm Assocs LP
John Hancock Mutual
Grant Deed
$25,000,000 · Bankers Trust Co
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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