78 Willow Ct Dorchester, MA 02125-1610
Entity Owned
2-yr Hold
Free & Clear
Estimated value (blended)
$2.75M
Range $2.48M – $3.03M (±10%)
Implied cap rate
2.00%
In-place · NOI ÷ last sale
Property ID
US38-0509647
Property profile
Verified
Property type
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Year built
1978
Construction
BRICK
Total area
2,300 SF
Lot
0.29 ac (12,453 SF)
Zoning code
C
APN
DORC W:07 P:03506 S:000
UPID
US38-0509647
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.75M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.57M
Blend (final)
Blend
$2.75M
Owner & transaction history
since 2024
Last sale
$2.8M
3 recorded transactions
Zoning & alternative use
C · Dorchester, MA
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 5 comparables with addresses
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$2.75M
Value range
$2.48M – $3.03M
±10% around blend
Estimated value / SF
$1,196 / SF
Confidence
High
5 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
50
$2.48M
blend $2.75M
$3.03M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
2,300 SF
Lot area
0.29 ac
Year built
1978
Stories
1
APN
DORC W:07 P:03506 S:000
Assessed value
$531,500
Annual tax
$13,431
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$782k
Weighted, 5 comps · high confidence
Evidence
5 found · 5 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
1.9 mi away · 2,145 SF
1.9 mi away · 2,145 SF
1.9 mi away · 2,145 SF
2.1 mi away · 2,800 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$2.75M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 27 sales
$984
+21%
Submarket 529 sales
$482
+148%
County 599 sales
$441
+171%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $1,196/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 5 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
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Overview
Implied cap rate
2.00%
Implied, in-place cap rate for this showrooms
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
NOI (est.)
$193k *
Last sale · Mar 2024
$2.75M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$9.63M
Move the market yield to see immediate price impact.
Value / SF
$4,185
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
1.50%2.00%2.50%
$173k
$11.55M
$8.66M
$6.93M
$193k
$12.83M
$9.63M
$7.70M
$212k
$14.12M
$10.59M
$8.47M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
5 found
High confidence · county-verified
Closest comparable
$1.50M
1.2 mi · Dec 2025 · $585/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$13,431
Tax year 2024
Assessed value
$531,500
Assessed 2024
Previous assessed
$530,700
+0.2% YoY
Effective rate
2.53%
On assessed value
Assessed land
$267,300
Assessed improvement
$264,200
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Status
Off-Market
Year built
1978
Construction
BRICK
Heating
NONE
Buildings
1
Stories
1
Units
3
Total area
2,300 SF
Lot
0.29 ac (12,453 SF)
Zoning code
C
APN
DORC W:07 P:03506 S:000
UPID
US38-0509647
Jurisdiction
BOSTON
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
C · Dorchester, MAZoning C · permitted uses
C · Dorchester, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
1978
Construction
BRICK
Heating
NONE
Stories
1
Buildings
1
Units
3
Lot
0.29 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
C
Jurisdiction
Dorchester, MA
Recorded code
C
Ownership Intelligence
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Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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