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Property profile & analytics
OFF-MARKET
Estimated value
$1,135,000
Residential income homes
83 Longwood Ave Brookline, MA 02446-6684
Entity Owned
5-yr Hold
Free & Clear
Property ID
US38-1850800
Property profile
Verified
Property type
Residential income homes
Use group
BOARDING/ROOMING HOUSE
Year built
1910
Construction
FRAME
Total area
4,868 SF
Lot
0.42 ac (18,374 SF)
Zoning code
M20
APN
BROO B:126 L:0050 S:0000
UPID
US38-1850800
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
-
The Longwood Guest House Travel Agency Vacation Rental
-
The Beech Tree Inn Bed & Breakfast Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$780k
CAP Approach
CAP
$1.24M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.14M
Owner & transaction history
83 Longwood Ave LLC · 5 yrs held
83 Longwood Ave LLC
since 2020
7 recorded transactions
Zoning & alternative use
M20 · Brookline, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.6M
+12.1%
Retail stores
$1.4M
+1.9%
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 Brookline submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Brookline 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
$780,000
CAP Approach
CAP Return
Estimation
6%
$1,340,000
6.5%
$1,240,000
7%
$1,150,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,400,000
Current use
AUTO REPAIR, GARAGE
$1,570,000
Change: +12% · Conversion: Difficult
RETAIL STORES
$1,425,000
Change: +2% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,245,000
Change: -11% · Conversion: Moderate
Blend value · Realmo final
$1.14M
Range $1.02M – $1.25M · ±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
$233 / 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
$31,197
Tax year 2024
Assessed value
$3,193,100
Assessed 2024
Previous assessed
$3,193,100
+0.0% YoY
Effective rate
0.98%
On assessed value
Assessed land
$2,290,800
Assessed improvement
$902,300
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
Residential income homes
Use group
BOARDING/ROOMING HOUSE
Status
Off-Market
Year built
1910
Construction
FRAME
Heating
FORCED AIR
Buildings
1
Stories
3
Units
11
Rooms
13
Bathrooms
12
Total area
4,868 SF
Lot
0.42 ac (18,374 SF)
Zoning code
M20
APN
BROO B:126 L:0050 S:0000
UPID
US38-1850800
Jurisdiction
BROOKLINE
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
M20 · Brookline, MA
Zoning M20 · permitted uses
M20 · Brookline, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Brookline. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$1.4M
AUTO REPAIR, GARAGE
Est. value
$1.6M
RETAIL STORES
Est. value
$1.4M
COMMERCIAL (GENERAL)
Est. value
$1.2M
APARTMENT HOUSE (5+ UNITS) Current
AUTO REPAIR, GARAGE
RETAIL STORES
COMMERCIAL (GENERAL)
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
1910
Construction
FRAME
Heating
FORCED AIR
Stories
3
Buildings
1
Units
11
Rooms
13
Bathrooms
12
Lot
0.42 ac
Current owner
From public records · entity-resolved
83 Longwood Ave LLC
Entity
Free & Clear · 5 yrs held
Mailing address
1368 BEACON ST STE #109, BROOKLINE, MA 02446-2800
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 24, 2020
$7,000,000
83 Longwood Ave LLC
Buehler
Quit Claim Deed
—
Dec 8, 2000
—
RT Buehler
—
Deed Of Trust
related
$800,000 · Brookline Savings Bank
Dec 20, 1996
—
Buehler,george V Tr
—
Deed Of Trust
related
$285,000 · Brookline Savings Bank
Oct 20, 1994
—
RT Buehler
—
Deed Of Trust
related
$920,000 · Brookline Savings Bank
Jun 22, 1994
—
RT Buehler
—
Deed Of Trust
related
$125,000 · Brookline Savings Bank
Jul 7, 1989
—
RT Buehler
—
Deed Of Trust
related
$705,000 · Brookline Savings Bank
May 15, 1989
—
RT Buehler
—
Deed Of Trust
related
$60,000 · Brookline 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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