New search
Property profile & analytics
OFF-MARKET
Estimated value
$16,005,000
Investment properties
400 Mystic Ave, Somerville, MA 02145-1988
Entity Owned
4-yr Hold
Property ID
US38-0155421
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
2018
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
34,369 SF
Lot
0.47 ac (20,470 SF)
Zoning code
BB
APN
SOME M:69 B:C L:5
UPID
US38-0155421
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$16.01M
Owner & transaction history
400 Mystic Owner LLC · 4 yrs held
400 Mystic Owner LLC
since 2021
Last sale
$15.9M
7 recorded transactions
Zoning & alternative use
BB · Somerville, 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 Somerville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Somerville 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
$16,220,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$11,785,000
Current use
RESTAURANT
$9,980,000
Change: -15% · Conversion: Difficult
AUTO REPAIR, GARAGE
$9,675,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$16.01M
Range $14.40M – $17.61M · ±10% · vs last sale $15.90M (Dec 14 2021)
Last sale anchor
$15.90M
Dec 14 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
$466 / 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 2017Property tax & assessments
Tax year 2017
Tax billed
$8,970
Tax year 2017
Assessed value
$12,622,800
Assessed 2024
Previous assessed
$12,833,300
-1.6% YoY
Effective rate
0.07%
On assessed value
Assessed land
$3,374,300
Assessed improvement
$9,248,500
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
2018
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HOT WATER
Cooling
YES
Buildings
1
Stories
4
Units
30
Rooms
77
Bathrooms
27
Total area
34,369 SF
Lot
0.47 ac (20,470 SF)
Zoning code
BB
APN
SOME M:69 B:C L:5
UPID
US38-0155421
Jurisdiction
SOMERVILLE
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
BB · Somerville, MA
Zoning BB · permitted uses
BB · Somerville, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Somerville. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$11.8M
RESTAURANT
Est. value
$10.0M
AUTO REPAIR, GARAGE
Est. value
$9.7M
COMMERCIAL (GENERAL) Current
RESTAURANT
AUTO REPAIR, GARAGE
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
2018
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HOT WATER
Cooling
Yes
Stories
4
Buildings
1
Units
30
Rooms
77
Bathrooms
27
Lot
0.47 ac
Current owner
From public records · entity-resolved
400 Mystic Owner LLC
Entity
Mailing address
1321 UPLAND DR, HOUSTON, TX 77043-4718
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
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 14, 2021
$15,900,000
400 Mystic Owner LLC
Charmed Life LLC
Warranty Deed
$10,500,000 · Hingham Institution For Savings
Dec 13, 2021
—
Francis D Keane
Somerville City Of
Redemption Deed
related
—
Nov 30, 2017
—
Charmed Life LLC
—
Deed
related
$2,750,000 · First Boston Cnst Hld
Jun 17, 2016
$1,100,000
Charmed Life LLC
A & M Foreign Motors LLC
Quit Claim Deed
$1,398,000 · First Boston Construc
Dec 23, 2010
$600,000
A&m Foreign Motors LLC
C Doherty RT
Grant Deed
—
Mar 12, 2008
—
C Doherty RT
—
Deed Of Trust
related
$200,000 · East Boston Savings Bank
Jul 28, 2006
—
C Doherty RT
—
Deed Of Trust
related
$400,000 · Brookline Coop Bank
Feb 24, 1999
—
C Doherty RT
—
Deed Of Trust
related
$152,000 · Medford Capital Bank
Nov 13, 1990
$200,000
C Doherty RT
Somrock Corp
Grant Deed
$170,000 · Somerset Savings Bank
Mar 19, 1990
$500,000
Somrock Corp
Mystic Grant RT
Grant Deed
—
Nov 30, 1989
$925,000
394-406r Mystic Ave RT
Somrock Corp
Grant Deed
$935,000 · Somerset Savings Bank
—
—
A & M Foreign Motors LLC
—
Deed Of Trust
related
$100,000 · Cedarwood Dev
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 400 Mystic Ave?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
