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Property profile & analytics
FOR LEASE
Office buildings
581 Boylston St Boston, MA 02116
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US38-0450519
For Lease
1 / 6
$18,545,000
581 Boylston St, Boston, MA 02116
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1912
Construction
CONCRETE
Total area
33,741 SF
Lot
0.12 ac (5,376 SF)
Zoning code
C
APN
CBOS W:05 P:01306 S:000
UPID
US38-0450519
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
-
Mc Cue Lee & Greene LLP Law Firm
-
Lyla Fanger LICSW Psychotherapist Counselor
-
CharlestownApartments Apartment Building
-
StoughtonRealEstate.com Information Services
-
QuickBooks Support Phone Number Accounting Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$18.86M
Comparable Approach
Comparable
$25.64M
Blend (final)
Blend
$18.55M
Owner & transaction history
Tic Owner 1 LLC · 3 yrs held
Tic Owner 1 LLC
since 2022
Last sale
$19.6M
7 recorded transactions
Zoning & alternative use
C · Boston, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$22.7M
+9.5%
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 Boston submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs 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
$16,220,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$20,435,000
6.5%
$18,860,000
7%
$17,515,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$20,735,000
Current use
RESTAURANT
$22,705,000
Change: +9% · Conversion: Moderate
AUTO REPAIR, GARAGE
$19,855,000
Change: -4% · Conversion: Difficult
RETAIL STORES
$18,130,000
Change: -13% · Conversion: Moderate
Blend value · Realmo final
$18.55M
Range $16.69M – $20.40M · ±10% · vs last sale $19.55M (Sep 14 2022)
Last sale anchor
$19.55M
Sep 14 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
$550 / 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
$379,381
Tax year 2024
Assessed value
$15,013,100
Assessed 2024
Previous assessed
$15,116,400
-0.7% YoY
Effective rate
2.53%
On assessed value
Assessed land
$6,022,200
Assessed improvement
$8,990,900
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
For Lease
Year built
1912
Construction
CONCRETE
Heating
NONE
Buildings
1
Stories
8
Units
10
Total area
33,741 SF
Lot
0.12 ac (5,376 SF)
Zoning code
C
APN
CBOS W:05 P:01306 S:000
UPID
US38-0450519
Jurisdiction
BOSTON
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
C · Boston, MA
Zoning C · permitted uses
C · Boston, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Boston. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$20.7M
RESTAURANT
Est. value
$22.7M
AUTO REPAIR, GARAGE
Est. value
$19.9M
RETAIL STORES
Est. value
$18.1M
OFFICE BUILDING Current
RESTAURANT
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
1912
Construction
CONCRETE
Heating
NONE
Stories
8
Buildings
1
Units
10
Lot
0.12 ac
Current owner
From public records · entity-resolved
Tic Owner 1 LLC
Entity
Mailing address
10 WINTHROP SQ STE #400, BOSTON, MA 02110-1211
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 16, 2023
—
581 Boylston St Owner LLC
—
Deed
related
$38,000,000 · Northern Bank & Trust Co
Sep 14, 2022
$19,550,000
Tic Owner 1 LLC
Abraham Copley Square LP
Quit Claim Arm's Length For Ne States
$14,625,000 · Northern Bank & Trust Co
Aug 21, 2019
—
Abraham-copley Square LP
—
Deed
related
$2,000,000 · Eastern Bank
Dec 2, 2016
—
Abraham Copley Square
—
Deed
related
$11,500,000 · Eastern Bank
May 23, 2007
—
Abraham Prop INC
—
Deed Of Trust
related
$8,500,000 · Pnc Bank
Jun 21, 2002
—
Abraham Copley Sq LP
—
Deed Of Trust
related
$700,000 · Bancnorth Mortgage Co
Aug 6, 1990
—
Abraham-copley Sq LP
—
Deed Of Trust
related
$7,150,000 · Zuckerman Family Nomi
Mar 20, 1989
$6,000
Abraham-copley Sq Ltd
First American Bk
Grant Deed
$5,000,000 · Us Trust Co
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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