815 Boylston St 823 Chestnut Hill, MA 02467-1458
Entity Owned
1-yr Hold
Free & Clear
Estimated value (blended)
$2.07M
Range $1.86M – $2.28M (±10%)
Implied cap rate
2.40%
In-place · NOI ÷ last sale
Property ID
US38-0714919
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1905
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
3,100 SF
Lot
0.14 ac (6,212 SF)
Zoning code
L05
APN
BROO B:275 L:0016 S:0000
UPID
US38-0714919
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.07M
Owner & transaction history
since 2025
Last sale
$1.5M
2 recorded transactions
Zoning & alternative use
L05 · Chestnut Hill, MA
Top alternative use upside
Office building
$1.9M
+14.4%
Auto repair, garage
$1.8M
+9.5%
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 13 comparables with addresses
4 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$2.07M
Value range
$1.86M – $2.28M
±10% around blend
Estimated value / SF
$668 / SF
Confidence
High
13 county-verified comps
Property data
88
Market benchmarks
67
Comparable evidence
100
$1.86M
blend $2.07M
$2.28M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
3,100 SF
Lot area
0.14 ac
Year built
1905
Stories
1
APN
BROO B:275 L:0016 S:0000
Assessed value
$1,534,700
Annual tax
$25,184
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
$1.65M
Weighted, 13 comps · high confidence
Evidence
13 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
4.5 mi away · 3,050 SF
4.5 mi away · 3,776 SF
5.3 mi away · 3,711 SF
6.2 mi away · 2,624 SF
6.4 mi away · 3,660 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$2.07M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 81 sales
$537
+24%
County 159 sales
$293
+128%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $668/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Office Building
Gross theoretical uplift
+14%
vs current-use indication
Auto Repair, Garage
Retail Stores · current use
Commercial (general)
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
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 · 13 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
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Overview
Implied cap rate
2.40%
Implied, in-place cap rate for this retail space
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
NOI (est.)
$107k *
Last sale · May 2021
$1.54M
* 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$4.48M
Move the market yield to see immediate price impact.
Value / SF
$1,444
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
1.90%2.40%2.90%
$97k
$5.09M
$4.03M
$3.33M
$107k
$5.66M
$4.48M
$3.71M
$118k
$6.22M
$4.92M
$4.08M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
13 found
High confidence · county-verified
Closest comparable
$2.76M
4.0 mi · May 2026 · $721/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$25,184
Tax year 2024
Assessed value
$1,534,700
Assessed 2024
Previous assessed
$1,534,700
+0.0% YoY
Effective rate
1.64%
On assessed value
Assessed land
$1,126,400
Assessed improvement
$408,300
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1905
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Bathrooms
3
Total area
3,100 SF
Lot
0.14 ac (6,212 SF)
Zoning code
L05
APN
BROO B:275 L:0016 S:0000
UPID
US38-0714919
Jurisdiction
BROOKLINE
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
L05 · Chestnut Hill, MAZoning L05 · permitted uses
L05 · Chestnut Hill, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1905
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Bathrooms
3
Lot
0.14 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
L05
Jurisdiction
Chestnut Hill, MA
Recorded code
L05
Ownership Intelligence
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Owner identityResolved entity and name variants
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Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
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