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Property profile & analytics
OFF-MARKET
Estimated value
$1,120,000
Specialty properties
44 Shirley St, Roxbury, MA 02119-2726
Individually Owned
3-yr Hold
~
Est. High Equity
Property ID
US38-0014327
Property profile
Verified
Property type
Specialty properties
Use group
CHARITABLE ORGANIZATION
Year built
1890
Total area
1,524 SF
Lot
0.1 ac (4,500 SF)
Zoning code
E
APN
ROXB W:08 P:00583 S:000
UPID
US38-0014327
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
$1.12M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.12M
Owner & transaction history
Shirley-eustis House Assn · 3 yrs held
Shirley-eustis House Assn
since 2023
Last sale
$1.1M
3 recorded transactions
Zoning & alternative use
E · Roxbury, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$935,000
+89.4%
Auto repair, garage
$895,000
+81.4%
Retail stores
$820,000
+65.6%
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 Roxbury submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Roxbury 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
$1,150,000
ML approach
$1,120,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$935,000
Change: +89% · Conversion: Difficult
AUTO REPAIR, GARAGE
$895,000
Change: +81% · Conversion: Difficult
RETAIL STORES
$820,000
Change: +66% · Conversion: Difficult
Blend value · Realmo final
$1.12M
Range $1.01M – $1.23M · ±10% · vs last sale $1.10M (Jun 29 2023)
Last sale anchor
$1.10M
Jun 29 2023
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
$735 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$4,345
Tax year 2023
Assessed value
$436,900
Assessed 2024
Previous assessed
$404,600
+8.0% YoY
Effective rate
0.99%
On assessed value
Assessed land
$185,800
Assessed improvement
$251,100
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
Specialty properties
Use group
CHARITABLE ORGANIZATION
Status
Off-Market
Year built
1890
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Rooms
8
Bathrooms
1
Total area
1,524 SF
Lot
0.1 ac (4,500 SF)
Zoning code
E
APN
ROXB W:08 P:00583 S:000
UPID
US38-0014327
Jurisdiction
BOSTON
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
E · Roxbury, MA
Zoning E · permitted uses
E · Roxbury, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Roxbury. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING
Est. value
$935,000
AUTO REPAIR, GARAGE
Est. value
$895,000
RETAIL STORES
Est. value
$820,000
OFFICE BUILDING
AUTO REPAIR, GARAGE
RETAIL STORES
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
1890
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Rooms
8
Bathrooms
1
Lot
0.1 ac
Current owner
From public records · entity-resolved
Shirley-eustis House Assn
Individual
Mailing address
44 SHIRLEY ST, ROXBURY, MA 02119-2726
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 29, 2023
$1,100,000
Shirley-eustis House Assn
42 Shirley Street LLC
Quit Claim Arm's Length For Ne States
$440,000 · 42 Shirley Street LLC
Aug 26, 2019
$760,000
42 Shirley Street LLC
Darosa,alfredo
Quit Claim Deed
—
Nov 16, 2017
—
Louis C Rosa
Darosa Alfredo
Quit Claim Deed
related
—
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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