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Property profile & analytics
OFF-MARKET
Estimated value
$2,945,000
Investment properties
489-489A Broadway South Boston, MA 02127
Entity Owned
12-yr Hold
Property ID
US38-1321987
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1910
Construction
BRICK
Total area
5,990 SF
Lot
0.05 ac (1,992 SF)
Zoning code
RC
APN
SBOS W:06 P:01989 S:000
UPID
US38-1321987
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
$2.25M
Comparable Approach
Comparable
$4.00M
Blend (final)
Blend
$2.95M
Owner & transaction history
Mvc 489 Eb LLC · 12 yrs held
Mvc 489 Eb LLC
since 2013
Last sale
$3.9M
7 recorded transactions
Zoning & alternative use
RC · South Boston, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$4.0M
+19.8%
Office building
$3.7M
+9.4%
Auto repair, garage
$3.5M
+4.7%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$2,435,000
6.5%
$2,250,000
7%
$2,090,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$3,365,000
Current use
RESTAURANT
$4,030,000
Change: +20% · Conversion: Difficult
OFFICE BUILDING
$3,680,000
Change: +9% · Conversion: Easy
AUTO REPAIR, GARAGE
$3,525,000
Change: +5% · Conversion: Difficult
RETAIL STORES
$3,220,000
Change: -4% · Conversion: Easy
Blend value · Realmo final
$2.95M
Range $2.65M – $3.24M · ±10% · vs last sale $3.85M (Dec 5 2025)
Last sale anchor
$3.85M
Dec 5 2025
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
$492 / 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
Assessed value
$1,705,300
Assessed 2024
Previous assessed
$1,757,600
-3.0% YoY
Assessed land
$441,900
Assessed improvement
$1,263,400
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1910
Construction
BRICK
Heating
NONE
Buildings
1
Stories
5
Units
7
Total area
5,990 SF
Lot
0.05 ac (1,992 SF)
Zoning code
RC
APN
SBOS W:06 P:01989 S:000
UPID
US38-1321987
Jurisdiction
BOSTON
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
RC · South Boston, MAZoning RC · permitted uses
RC · South Boston, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$3.4M
RESTAURANT
Est. value
$4.0M
OFFICE BUILDING
Est. value
$3.7M
AUTO REPAIR, GARAGE
Est. value
$3.5M
RETAIL STORES
Est. value
$3.2M
COMMERCIAL (GENERAL) Current
RESTAURANT
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
1910
Construction
BRICK
Heating
NONE
Stories
5
Buildings
1
Units
7
Lot
0.05 ac
Current owner
From public records · entity-resolved
Mvc 489 Eb LLC
Entity
Mailing address
11 ELKINS ST STE #420, BOSTON, MA 02127-1621
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2013
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 18, 2013
$1,400,000
Mvc 489 Eb LLC
Gails RT
Quit Claim Deed
$1,000,000 · Gail C Gliserman
May 8, 2006
—
RT Gails
—
Deed Of Trust
related
$150,000 · Central Cooperative Bank
Apr 28, 2006
—
RT Gails
—
Deed Of Trust
related
$305,000 · Central Cooperative Bank
Mar 26, 2002
$935,000
Gail C Gliserman
Jem Rlty
Grant Deed
$335,000 · Central Cooperative Bank
Mar 30, 1999
—
Street RT West 3rd
—
Deed Of Trust
related
$245,000 · Gary Needham
Apr 2, 1997
$350,000
Jem RT
E B Tr 489
Grant Deed
$245,000 · Gary Needham
Aug 30, 1994
$170,000
Eb T 489
Del Jim RT
Grant Deed
$208,000 · Zwi Kohorn
Oct 23, 1987
—
Del-jim RT
—
Deed Of Trust
related
$300,000 · Workingmens Coop Bank
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
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