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Property profile & analytics
OFF-MARKET
Estimated value
$12,965,000
Office buildings
6-10 Malcolm X Blvd, Roxbury, MA 02119
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US38-1296390
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1914
Construction
BRICK
Total area
34,482 SF
Lot
1.38 ac (59,928 SF)
Zoning code
C
APN
ROXB W:09 P:03243 S:000
UPID
US38-1296390
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
$9.42M
CAP Approach
CAP
$16.69M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$12.97M
Owner & transaction history
10 Mx Owner LLC · 4 yrs held
10 Mx Owner LLC
since 2022
Last sale
$13.5M
4 recorded transactions
Zoning & alternative use
C · Roxbury, 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 Roxbury submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Roxbury 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
$11,725,000
ML approach
$9,415,000
CAP Approach
CAP Return
Estimation
6%
$18,075,000
6.5%
$16,685,000
7%
$15,490,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$21,190,000
Current use
AUTO REPAIR, GARAGE
$20,290,000
Change: -4% · Conversion: Difficult
RETAIL STORES
$18,530,000
Change: -13% · Conversion: Moderate
Blend value · Realmo final
$12.97M
Range $11.67M – $14.26M · ±10% · vs last sale $13.50M (Jun 27 2022)
Last sale anchor
$13.50M
Jun 27 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
$376 / 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
$140,706
Tax year 2024
Assessed value
$5,568,100
Assessed 2024
Previous assessed
$5,615,400
-0.8% YoY
Effective rate
2.53%
On assessed value
Assessed land
$4,930,500
Assessed improvement
$637,600
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
1914
Construction
BRICK
Heating
NONE
Buildings
1
Stories
3
Units
3
Total area
34,482 SF
Lot
1.38 ac (59,928 SF)
Zoning code
C
APN
ROXB W:09 P:03243 S:000
UPID
US38-1296390
Jurisdiction
BOSTON
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
C · Roxbury, MA
Zoning C · permitted uses
C · Roxbury, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Roxbury. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$21.2M
AUTO REPAIR, GARAGE
Est. value
$20.3M
RETAIL STORES
Est. value
$18.5M
OFFICE BUILDING Current
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
1914
Construction
BRICK
Heating
NONE
Stories
3
Buildings
1
Units
3
Lot
1.38 ac
Current owner
From public records · entity-resolved
10 Mx Owner LLC
Entity
Mailing address
53 STATE ST, BOSTON, MA 02109-2820
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 27, 2022
$13,500,000
10 Mx Owner LLC
Fairfield Re Dev Corp
Quit Claim Arm's Length For Ne States
$8,000,000 · Hingham Institution For Savings
Dec 16, 2014
—
Frederick E Fairfield
Fairfield Center LLC
Quit Claim Deed
related
—
Aug 11, 2011
—
Fairfield Center LLC
—
Grant Deed
related
$250,000 · East Boston Savings Bank
May 12, 2000
$35,232
Frederick E Fairfield
Boston City Of
Grant Deed
—
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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