440 William F Mcclellan Hwy East Boston, MA 02128-1125
Showrooms
Google Maps
Entity Owned
18-yr Hold
Free & Clear
For Lease
1 / 2
$26,260,000
440 William F Mcclellan Hwy, East Boston, MA 02128-1125
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Estimated value (blended)
$26.26M
Range $23.63M – $28.89M (±10%)
Property ID
US38-1801317
Property profile
Verified
Property type
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Year built
1975
Construction
BRICK
Total area
121,792 SF
Lot
7.75 ac (337,385 SF)
Zoning code
C
APN
EBOS W:01 P:01662 S:000
UPID
US38-1801317
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
-
Limousine Service
-
Catering Service Take-out & Catering
-
Freight Service Logistics Company
-
Catering Service Take-out & Catering
-
Consultant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$26.26M
Owner & transaction history
since 2008
7 recorded transactions
Zoning & alternative use
C · East Boston, MA
Top alternative use upside
Neighborhood: shopping center
$40.2M
+9.3%
Industrial (general)
$38.8M
+5.6%
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.
All 4 comparables with addresses
3 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
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Summary
1
Valuation conclusion
Included free
Estimated market value
$26.26M
Value range
$23.63M – $28.89M
±10% around blend
Estimated value / SF
$216 / SF
Confidence
Low
4 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
40
$23.63M
blend $26.26M
$28.89M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
121,792 SF
Lot area
7.75 ac
Year built
1975
Stories
1
APN
EBOS W:01 P:01662 S:000
Assessed value
$26,069,800
Annual tax
$658,784
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
$8.90M
Weighted, 4 comps · low confidence
Evidence
4 found · 4 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
3.6 mi away · 111,978 SF
11.2 mi away · 122,336 SF
11.7 mi away · 154,376 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$26.26M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 71 sales
$302
-29%
Submarket 529 sales
$482
-55%
County 599 sales
$441
-51%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $216/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Neighborhood: Shopping Center
Gross theoretical uplift
+9%
vs current-use indication
Industrial (general)
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
County record
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
Comparable evidence · 4 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$26.07M
Move the market yield to see immediate price impact.
Value / SF
$214
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
5.00%7.00%9.00%
$1.64M
$32.85M
$23.46M
$18.25M
$1.82M
$36.50M
$26.07M
$20.28M
$2.01M
$40.15M
$28.68M
$22.30M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
4 found
Low confidence · county-verified
Closest comparable
$12.00M
2.3 mi · Mar 2026 · $97/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$658,784
Tax year 2024
Assessed value
$26,069,800
Assessed 2024
Previous assessed
$25,817,900
+1.0% YoY
Effective rate
2.53%
On assessed value
Assessed land
$7,467,300
Assessed improvement
$18,602,500
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
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Status
For Lease
Year built
1975
Construction
BRICK
Heating
NONE
Buildings
1
Stories
1
Units
1
Total area
121,792 SF
Lot
7.75 ac (337,385 SF)
Zoning code
C
APN
EBOS W:01 P:01662 S:000
UPID
US38-1801317
Jurisdiction
BOSTON
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
C · East Boston, MAZoning C · permitted uses
C · East 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
1975
Construction
BRICK
Heating
NONE
Stories
1
Buildings
1
Units
1
Lot
7.75 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
C
Jurisdiction
East Boston, MA
Recorded code
C
Ownership Intelligence
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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
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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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