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Property profile & analytics
OFF-MARKET
Estimated value
$1,250,000
Investment properties
65 Riv St67a Mattapan, MA 02126-2969
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US38-1546479
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1940
Construction
BRICK
Total area
2,624 SF
Lot
0.21 ac (9,119 SF)
Zoning code
RC
APN
MATT W:17 P:03781 S:000
UPID
US38-1546479
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
-
Althea's Head To Toe Unisex Hair Salon
-
Empress Creation Hair Salon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.25M
CAP Approach
CAP
$985k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.25M
Owner & transaction history
Neponset River Prop LLC · 1 yrs held
Neponset River Prop LLC
since 2024
Last sale
$1.3M
7 recorded transactions
Zoning & alternative use
RC · Mattapan, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.6M
+27.6%
Auto repair, garage
$1.5M
+22.2%
Retail stores
$1.4M
+11.6%
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 Mattapan submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Mattapan 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
$1,250,000
ML approach
$1,250,000
CAP Approach
CAP Return
Estimation
6%
$1,070,000
6.5%
$985,000
7%
$915,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,265,000
Current use
OFFICE BUILDING
$1,615,000
Change: +28% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,545,000
Change: +22% · Conversion: Difficult
RETAIL STORES
$1,410,000
Change: +12% · Conversion: Easy
Blend value · Realmo final
$1.25M
Range $1.13M – $1.38M · ±10% · vs last sale $1.25M (Sep 26 2024)
Last sale anchor
$1.25M
Sep 26 2024
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
$476 / 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
$598,200
Assessed 2024
Previous assessed
$598,200
+0.0% YoY
Assessed land
$142,500
Assessed improvement
$455,700
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
1940
Construction
BRICK
Heating
NONE
Buildings
1
Stories
2
Units
4
Total area
2,624 SF
Lot
0.21 ac (9,119 SF)
Zoning code
RC
APN
MATT W:17 P:03781 S:000
UPID
US38-1546479
Jurisdiction
BOSTON
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
RC · Mattapan, MA
Zoning RC · permitted uses
RC · Mattapan, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Mattapan. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.3M
OFFICE BUILDING
Est. value
$1.6M
AUTO REPAIR, GARAGE
Est. value
$1.5M
RETAIL STORES
Est. value
$1.4M
COMMERCIAL (GENERAL) Current
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
1940
Construction
BRICK
Heating
NONE
Stories
2
Buildings
1
Units
4
Lot
0.21 ac
Current owner
From public records · entity-resolved
Neponset River Prop LLC
Entity
Mailing address
24 IDAHO ST, MATTAPAN, MA 02126-2910
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 26, 2024
$1,250,000
Neponset River Prop LLC
Eugene L Flynn
Quit Claim Arm's Length For Ne States
$937,500 · First Priority Credit Union
Mar 15, 2024
—
Eugene L Flynn
—
Deed
related
$185,000 · Judith A Austin
Sep 26, 2012
—
Eugene L Flynn 2nd
—
Deed Of Trust
related
$200,000 · Meetinghouse Coop Bank
Jan 27, 2011
$211
Boston City Of
Flynn,eugene L 2nd
Grant Deed
—
Apr 2, 2009
—
Eugene L Flynn
—
Deed Of Trust
related
$50,000 · Meetinghouse Coop Bank
Dec 30, 1999
$230,000
Eugene L Flynn 2nd
River Street RT
Grant Deed
$184,000 · Massachusetts Capital Bank
—
—
Eugene L Flynn
—
Deed Of Trust
related
$100,000 · Judith M Flynn
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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