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Property profile & analytics
OFF-MARKET
Estimated value
$1,815,000
Day care centers
78 Cambridge St 88 Charlestown, MA 02129-1303
Individually Owned
31-yr Hold
~
Est. High Equity
Property ID
US38-0742710
Property profile
Verified
Property type
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Year built
1983
Construction
BRICK
Total area
25,642 SF
Lot
1.03 ac (45,040 SF)
Zoning code
C
APN
CHAR W:02 P:02139 S:000
UPID
US38-0742710
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
$1.82M
Owner & transaction history
Pjc RT · 31 yrs held
Pjc RT
since 1994
7 recorded transactions
Zoning & alternative use
C · Charlestown, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.0M
+38.1%
Auto repair, garage
$2.5M
+14.3%
Retail stores
$2.4M
+10.2%
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 Charlestown submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Charlestown 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
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE
$2,180,000
Current use
RESTAURANT
$3,005,000
Change: +38% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,490,000
Change: +14% · Conversion: Difficult
RETAIL STORES
$2,400,000
Change: +10% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,350,000
Change: +8% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$2,320,000
Change: +7% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$2,050,000
Change: -6% · Conversion: Difficult
Blend value · Realmo final
$1.82M
Range $1.63M – $2.00M · ±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
$71 / 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
$202,857
Tax year 2024
Assessed value
$8,027,600
Assessed 2024
Previous assessed
$7,118,100
+12.8% YoY
Effective rate
2.53%
On assessed value
Assessed land
$1,749,200
Assessed improvement
$6,278,400
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
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Status
Off-Market
Year built
1983
Construction
BRICK
Heating
NONE
Buildings
1
Stories
1
Units
1
Total area
25,642 SF
Lot
1.03 ac (45,040 SF)
Zoning code
C
APN
CHAR W:02 P:02139 S:000
UPID
US38-0742710
Jurisdiction
BOSTON
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
C · Charlestown, MAZoning C · permitted uses
C · Charlestown, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
Est. value
$2.2M
RESTAURANT
Est. value
$3.0M
AUTO REPAIR, GARAGE
Est. value
$2.5M
RETAIL STORES
Est. value
$2.4M
COMMERCIAL (GENERAL)
Est. value
$2.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.3M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.1M
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
RESTAURANT
AUTO REPAIR, GARAGE
RETAIL STORES
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
APARTMENT HOUSE (5+ UNITS)
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
1983
Construction
BRICK
Heating
NONE
Stories
1
Buildings
1
Units
1
Lot
1.03 ac
Current owner
From public records · entity-resolved
Pjc RT
Individual
Mailing address
12 WHEELER RD, LINCOLN, MA 01773-2021
Ownership since
1994
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
Jun 27, 2023
—
The Pjc RT
—
Deed
related
$3,627,488 · East Cambridge Savings Bank
Sep 9, 2022
—
Pjc RT
—
Deed
related
$6,438,700 · East Cambridge Savings Bank
Nov 18, 2020
—
Pjc Trust
—
Deed
related
$4,800,000 · East Cambridge Svgs Bk
May 8, 2001
—
Pjc RT
—
Deed Of Trust
related
$600,000 · Citizens Bank Of Ma
Oct 7, 1996
—
Pjc RT
—
Deed Of Trust
related
$400,000 · Fleet National Bank
Sep 23, 1994
$1,750,000
Pjc RT
Uosco RT
Grant Deed
$1,050,000 · Shawmut
Sep 23, 1994
—
Pjc RT
—
Deed Of Trust
related
$700,000 · Shawmut
—
—
Pjc Trust
—
Deed Of Trust
related
$4,800,000 · East Cambridge Svgs Bk
—
—
Pjc Trust
—
Deed Of Trust
related
$4,800,000 · East Cambridge Svgs Bk
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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