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Property profile & analytics
OFF-MARKET
Estimated value
$2,515,000
Manufacturing properties
404 Dorchester Ave, South Boston, MA 02127-2407
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US38-0809987
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1964
Construction
FRAME
Total area
5,400 SF
Lot
0.3 ac (13,000 SF)
Zoning code
I
APN
SBOS W:07 P:00271 S:000
UPID
US38-0809987
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
-
Demco Auto Repair Shop Vehicle Inspection Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.35M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.63M
Blend (final)
Blend
$2.52M
Owner & transaction history
Lmde16 LLC · 4 yrs held
Lmde16 LLC
since 2022
Last sale
$3.0M
7 recorded transactions
Zoning & alternative use
I · South Boston, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.6M
+111.0%
Office building
$3.3M
+92.8%
Auto repair, garage
$3.2M
+84.5%
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 South Boston submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs South 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
$2,605,000
ML approach
$2,345,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$1,720,000
Current use
RESTAURANT
$3,635,000
Change: +111% · Conversion: Difficult
OFFICE BUILDING
$3,320,000
Change: +93% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,175,000
Change: +85% · Conversion: Easy
COMMERCIAL (GENERAL)
$3,035,000
Change: +76% · Conversion: Difficult
RETAIL STORES
$2,900,000
Change: +69% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$1,780,000
Change: +3% · Conversion: Difficult
Blend value · Realmo final
$2.52M
Range $2.26M – $2.77M · ±10% · vs last sale $3.00M (Mar 23 2022)
Last sale anchor
$3.00M
Mar 23 2022
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 2024Property tax & assessments
Tax year 2024
Tax billed
$16,196
Tax year 2024
Assessed value
$640,900
Assessed 2024
Previous assessed
$664,400
-3.5% YoY
Effective rate
2.53%
On assessed value
Assessed land
$581,700
Assessed improvement
$59,200
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1964
Construction
FRAME
Heating
NONE
Buildings
1
Stories
1
Units
1
Total area
5,400 SF
Lot
0.3 ac (13,000 SF)
Zoning code
I
APN
SBOS W:07 P:00271 S:000
UPID
US38-0809987
Jurisdiction
BOSTON
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
I · South Boston, MA
Zoning I · permitted uses
I · South Boston, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
South Boston. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$1.7M
RESTAURANT
Est. value
$3.6M
OFFICE BUILDING
Est. value
$3.3M
AUTO REPAIR, GARAGE
Est. value
$3.2M
COMMERCIAL (GENERAL)
Est. value
$3.0M
RETAIL STORES
Est. value
$2.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.8M
INDUSTRIAL (GENERAL) Current
RESTAURANT
OFFICE BUILDING
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
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
1964
Construction
FRAME
Heating
NONE
Stories
1
Buildings
1
Units
1
Lot
0.3 ac
Current owner
From public records · entity-resolved
Lmde16 LLC
Entity
Mailing address
100 FRNT ST, WORCESTER, MA 01608-1425
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 23, 2022
—
Lmde16 LLC
Last Mile Boston LLC
Quit Claim Deed
related
—
Aug 1, 2017
$4,250,000
Dot Square Partners 2 LLC
Dorchester Avenue Dev
Quit Claim Deed
$1,700,000 · Dimitrios Exarchos
Jul 21, 2016
$3,000,000
Dorchester Avenue Dev
404 Dorchester Avenue
Quit Claim Arm's Length For Ne States
$2,250,000 · East Boston Savings Bank
Jan 29, 2013
—
Dorchester Avenue RT
—
Grant Deed
related
$736,000 · Mutualone Bank
Feb 4, 2009
—
Dorchester Avenue RT
—
Deed Of Trust
related
$200,000 · Hal A Zuravel
Mar 5, 2008
$700,000
404 Dorchester Avenue RT
George B Smith & Sons INC
Grant Deed
$900,000 · Freedom National Bank
Mar 5, 2008
—
404 Dorchester Avenue RT
—
Deed Of Trust
related
$600,000 · George B Smith & Sons
—
—
Dot Square Ptrs 2 LLC
—
Deed Of Trust
related
$11,500,000 · Cpif Wtb LLC
—
—
Dot Square Ptrs 2 LLC
—
Deed Of Trust
related
$711,965 · Cpif Wtb LLC
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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