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Property profile & analytics
OFF-MARKET
Estimated value
$945,000
Individual retail properties
492-496 Neponset Ave, Dorchester, MA 02122
Entity Owned
27-yr Hold
Free & Clear
Property ID
US38-0811614
Property profile
Verified
Property type
Individual retail properties
Use group
GYM, HEALTH SPA
Year built
1925
Construction
BRICK
Total area
29,910 SF
Lot
2.25 ac (97,995 SF)
Zoning code
C
APN
DORC W:16 P:02776 S:000
UPID
US38-0811614
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
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$945k
Owner & transaction history
Neponset Circle LLC · 27 yrs held
Neponset Circle LLC
since 1999
2 recorded transactions
Zoning & alternative use
C · Dorchester, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Dorchester submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Dorchester 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$32 / 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
$90,737
Tax year 2024
Assessed value
$3,590,700
Assessed 2024
Previous assessed
$3,648,400
-1.6% YoY
Effective rate
2.53%
On assessed value
Assessed land
$1,220,400
Assessed improvement
$2,370,300
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Individual retail properties
Use group
GYM, HEALTH SPA
Status
Off-Market
Year built
1925
Construction
BRICK
Heating
NONE
Buildings
1
Stories
2
Units
2
Total area
29,910 SF
Lot
2.25 ac (97,995 SF)
Zoning code
C
APN
DORC W:16 P:02776 S:000
UPID
US38-0811614
Jurisdiction
BOSTON
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
C · Dorchester, MA
Zoning C · permitted uses
C · Dorchester, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Dorchester. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1925
Construction
BRICK
Heating
NONE
Stories
2
Buildings
1
Units
2
Lot
2.25 ac
Current owner
From public records · entity-resolved
Neponset Circle LLC
Entity
Free & Clear · 27 yrs held
Mailing address
430 E 1ST ST, SOUTH BOSTON, MA 02127-1320
Ownership since
1999
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 7, 1999
$1,200,000
Neponset Circle LLC
Dorchester Group LLC
Grant Deed
—
Nov 25, 1998
—
Dorchester Group LLC
—
Deed Of Trust
related
$2,500,000 · Arsenault Acquisition
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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