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Property profile & analytics
OFF-MARKET
Estimated value
$36,500,000
Office buildings
80 Guest St, Brighton, MA 02135-2071
Entity Owned
11-yr Hold
Free & Clear
Property ID
US38-2259435
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2016
Construction
STEEL FRAME
Total area
416,359 SF
Lot
1.97 ac (85,716 SF)
Zoning code
C
APN
BRIG W:22 P:01905 S:100
UPID
US38-2259435
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
-
Warrior Arena Gym & Fitness Center
-
Bruins Practice Gym & Fitness Center
-
Bose Boston Landing Corporate Office
-
BOSE Corporation Boston Landing Corporate Office
-
Compass Therapeutics Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$36.50M
Owner & transaction history
Ice Box LLC · 11 yrs held
Ice Box LLC
since 2015
5 recorded transactions
Zoning & alternative use
C · Brighton, 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 Brighton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Brighton 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$88 / 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
$2,890,127
Tax year 2024
Assessed value
$114,369,900
Assessed 2024
Previous assessed
$117,116,500
-2.3% YoY
Effective rate
2.53%
On assessed value
Assessed land
$32,118,600
Assessed improvement
$82,251,300
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
2016
Construction
STEEL FRAME
Heating
NONE
Buildings
1
Stories
10
Units
3
Total area
416,359 SF
Lot
1.97 ac (85,716 SF)
Zoning code
C
APN
BRIG W:22 P:01905 S:100
UPID
US38-2259435
Jurisdiction
BOSTON
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
C · Brighton, MA
Zoning C · permitted uses
C · Brighton, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Brighton. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
2016
Construction
STEEL FRAME
Heating
NONE
Stories
10
Buildings
1
Units
3
Lot
1.97 ac
Current owner
From public records · entity-resolved
Ice Box LLC
Entity
Free & Clear · 11 yrs held
Mailing address
221 N BEACON ST, BRIGHTON, MA 02135-1943
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 6, 2019
—
Ice Box LLC
—
Deed
related
$111,500,000 · Metlife R/e Lndg LLC
Sep 19, 2016
—
Ice Box LLC
—
Deed
related
$101,000,000 · Us Bank NA
Apr 2, 2015
—
Ice Box LLC
Boston Landing LLC
Quit Claim Deed
related
—
Mar 19, 2015
—
Ice Box LLC
Railyard Realty LLC
Quit Claim Deed
related
—
—
—
Ice Box LLC
—
Deed Of Trust
related
$111,500,000 · Metlife R/e Lndg LLC
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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