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Property profile & analytics
OFF-MARKET
Estimated value
$4,250,000
Assisted living facilities
804 7th St South Boston, MA 02127-4346
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US38-0612379
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1965
Construction
BRICK
Total area
28,992 SF
Lot
0.4 ac (17,500 SF)
Zoning code
C
APN
SBOS W:06 P:04409 S:000
UPID
US38-0612379
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
-
Emily Martin Nursing Home
-
Marie-Helene Almonor Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.25M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.25M
Owner & transaction history
Cabot Ronan LLC · 1 yrs held
Cabot Ronan LLC
since 2024
Last sale
$4.3M
6 recorded transactions
Zoning & alternative use
C · South Boston, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$5.9M
+603.4%
Retail stores
$3.2M
+287.1%
Commercial (general)
$3.1M
+276.7%
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 South Boston submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs South Boston 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
$4,250,000
ML approach
$4,250,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$5,875,000
Change: +603% · Conversion: Difficult
RETAIL STORES
$3,235,000
Change: +287% · Conversion: Difficult
COMMERCIAL (GENERAL)
$3,145,000
Change: +277% · Conversion: Difficult
RESTAURANT
$2,915,000
Change: +249% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,815,000
Change: +237% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$2,625,000
Change: +214% · Conversion: Difficult
Blend value · Realmo final
$4.25M
Range $3.83M – $4.68M · ±10% · vs last sale $4.25M (Dec 30 2024)
Last sale anchor
$4.25M
Dec 30 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
$147 / 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
$95,584
Tax year 2024
Assessed value
$3,782,500
Assessed 2024
Previous assessed
$3,782,500
+0.0% YoY
Effective rate
2.53%
On assessed value
Assessed land
$1,893,400
Assessed improvement
$1,889,100
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1965
Construction
BRICK
Heating
NONE
Buildings
1
Stories
3
Units
103
Total area
28,992 SF
Lot
0.4 ac (17,500 SF)
Zoning code
C
APN
SBOS W:06 P:04409 S:000
UPID
US38-0612379
Jurisdiction
BOSTON
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
C · South Boston, MAZoning C · permitted uses
C · South Boston, 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
OFFICE BUILDING
Est. value
$5.9M
RETAIL STORES
Est. value
$3.2M
COMMERCIAL (GENERAL)
Est. value
$3.1M
RESTAURANT
Est. value
$2.9M
AUTO REPAIR, GARAGE
Est. value
$2.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.6M
OFFICE BUILDING
RETAIL STORES
COMMERCIAL (GENERAL)
RESTAURANT
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
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
1965
Construction
BRICK
Heating
NONE
Stories
3
Buildings
1
Units
103
Lot
0.4 ac
Current owner
From public records · entity-resolved
Cabot Ronan LLC
Entity
Mailing address
100 HALLET ST, DORCHESTER, MA 02124-5408
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 30, 2024
$4,250,000
Cabot Ronan LLC
804 East 7th Street LLC
Deed
$10,120,000 · Needham Bank
Sep 9, 2019
$3,600,000
East 7th Street LLC
Hcri Mass Props T 2
Quit Claim Arm's Length For Ne States
$3,024,000 · Needham Bank
Apr 27, 2000
—
Wejj Med Realty LLC
—
Deed Of Trust
related
$1,860,000 · Health Care Reit INC
Jan 10, 1997
$1,848,000
Health Care Reit INC
Lahaina Realty LP
Grant Deed
—
Nov 9, 1995
$1,000,000
Lahaina Rlty LP
Ocean T
Grant Deed
$3,700,000 · Zuckerman Family Nomi
May 1, 1987
—
Oceanside Trust
—
Deed Of Trust
related
$1,000,000 · South Boston Savings Bank
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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