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Property profile & analytics
OFF-MARKET
Estimated value
$925,000
Residential income homes
46 Winter St Quincy, MA 02169-8726
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US38-0522317
Property profile
Verified
Property type
Residential income homes
Use group
BOARDING/ROOMING HOUSE
Year built
1924
Construction
FRAME
Total area
3,848 SF
Lot
0.17 ac (7,530 SF)
Zoning code
BUSB
APN
QUIN M:2083 B:8
UPID
US38-0522317
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
$765k
CAP Approach
CAP
$920k
Comparable Approach
Comparable
$947k
Blend (final)
Blend
$925k
Owner & transaction history
46 Winter St LLC · 3 yrs held
46 Winter St LLC
since 2022
Last sale
$915,000
3 recorded transactions
Zoning & alternative use
BUSB · Quincy, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.2M
+12.7%
Retail stores
$1.1M
+2.2%
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 Quincy submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Quincy 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
$670,000
ML approach
$765,000
CAP Approach
CAP Return
Estimation
6%
$995,000
6.5%
$920,000
7%
$855,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,100,000
Current use
AUTO REPAIR, GARAGE
$1,240,000
Change: +13% · Conversion: Difficult
RETAIL STORES
$1,125,000
Change: +2% · Conversion: Difficult
OFFICE BUILDING
$1,010,000
Change: -8% · Conversion: Moderate
COMMERCIAL (GENERAL)
$890,000
Change: -19% · Conversion: Moderate
Blend value · Realmo final
$925k
Range $833k – $1.02M · ±10% · vs last sale $915k (Sep 12 2022)
Last sale anchor
$915k
Sep 12 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
$240 / 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
$10,268
Tax year 2024
Assessed value
$911,100
Assessed 2024
Previous assessed
$911,100
+0.0% YoY
Effective rate
1.13%
On assessed value
Assessed land
$292,100
Assessed improvement
$619,000
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
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Residential income homes
Use group
BOARDING/ROOMING HOUSE
Status
Off-Market
Year built
1924
Construction
FRAME
Heating
HOT WATER
Buildings
1
Stories
3
Units
17
Rooms
18
Bathrooms
3
Total area
3,848 SF
Lot
0.17 ac (7,530 SF)
Zoning code
BUSB
APN
QUIN M:2083 B:8
UPID
US38-0522317
Jurisdiction
QUINCY
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
BUSB · Quincy, MA
Zoning BUSB · permitted uses
BUSB · Quincy, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Quincy. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$1.2M
RETAIL STORES
Est. value
$1.1M
OFFICE BUILDING
Est. value
$1.0M
COMMERCIAL (GENERAL)
Est. value
$890,000
APARTMENT HOUSE (5+ UNITS) Current
AUTO REPAIR, GARAGE
RETAIL STORES
OFFICE BUILDING
COMMERCIAL (GENERAL)
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
1924
Construction
FRAME
Heating
HOT WATER
Stories
3
Buildings
1
Units
17
Rooms
18
Bathrooms
3
Lot
0.17 ac
Current owner
From public records · entity-resolved
46 Winter St LLC
Entity
Mailing address
25TH BRAINTREE HL PARK STE #206, BRAINTREE, MA 02184-8701
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 12, 2022
$915,000
46 Winter St LLC
John Grazer
Quit Claim Arm's Length For Ne States
$835,000 · Property & Casualty Initiative LLC
Sep 1, 1995
$117,500
John Grazer
Murphy,joseph M Tr
Grant Deed
—
Jun 8, 1988
—
Sunrise RT
—
Deed Of Trust
related
$80,000 · Colonial Bank Fsb
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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