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Property profile & analytics
OFF-MARKET
Estimated value
$14,520,000
Office buildings
50 Redfield St, Dorchester, MA 02122-3630
Entity Owned
17-yr Hold
~
Est. High Equity
Property ID
US38-0346356
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1984
Construction
BRICK
Total area
42,669 SF
Lot
1.26 ac (54,733 SF)
Zoning code
C
APN
DORC W:16 P:02418 S:001
UPID
US38-0346356
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
Current use
Occupant on record · Public records
-
Dolan James W Law Firm
-
Novella Infusion Dorchester Medical Clinic
-
Anderson Goldman Tobin & Pasciucco Law Firm
-
Royletta Romain Physician
-
Dolan Connly, P.C. Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$14.52M
Owner & transaction history
Pf Redfield LLC · 17 yrs held
Pf Redfield LLC
since 2008
7 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
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$22,930,000
Change: -13% · Conversion: Moderate
Blend value · Realmo final
$14.52M
Range $13.07M – $15.97M · ±10%
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
$340 / 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
$173,913
Tax year 2024
Assessed value
$6,882,200
Assessed 2024
Previous assessed
$7,064,300
-2.6% YoY
Effective rate
2.53%
On assessed value
Assessed land
$3,679,300
Assessed improvement
$3,202,900
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1984
Construction
BRICK
Heating
NONE
Buildings
1
Stories
3
Units
7
Total area
42,669 SF
Lot
1.26 ac (54,733 SF)
Zoning code
C
APN
DORC W:16 P:02418 S:001
UPID
US38-0346356
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.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES
Est. value
$22.9M
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
1984
Construction
BRICK
Heating
NONE
Stories
3
Buildings
1
Units
7
Lot
1.26 ac
Current owner
From public records · entity-resolved
Pf Redfield LLC
Entity
Mailing address
50 TERMINAL ST, CHARLESTOWN, MA 02129-1973
Ownership since
2008
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 14, 2018
—
Pf Redfield LLC
—
Deed
related
$2,950,000 · Digital FCU
Oct 24, 2008
$5,037,118
Pf Redfield LLC
Sleeper St Boston LLC
Grant Deed
$3,880,000 · Digital FCU
Jan 17, 2008
$4,850,000
Sleeper St Boston LLC
Eastport Harbor LLC
Grant Deed
$3,880,000 · Digital FCU
Jun 13, 2003
$4,400,000
Eastport Harbor LLC
Eastern Harbor LLC
Grant Deed
related
$3,300,000 · Cambridge Savings Bank
Aug 6, 1998
—
Eastern Harbor LLC
—
Deed Of Trust
related
$1,875,000 · Equitable Life Ins Co
Jun 29, 1993
—
Flatley Co,john J
—
Deed Of Trust
related
$1,000,000 · South Boston Savings Bank
Mar 18, 1992
$850,000
John J Flatley
First Mutual Bk Svgs
Grant Deed
$500,000 · Zeger Corp Pension Trust
Oct 23, 1990
$4,200,000
Mutual Bk First
Hrtg Clp Est Harbor T
Grant Deed
related
—
May 8, 1987
$5,625,000
Heritage Clipper Eastn
Neponset Hbr RT
Grant Deed
$4,950,000 · First Mutual Ofboston
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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