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Property profile & analytics
OFF-MARKET
Turn key restaurants
838 Beacon St, Boston, MA 02215-3127
Individually Owned
30-yr Hold
~
Est. High Equity
Property ID
US38-0971878
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1910
Construction
BRICK
Total area
1,738 SF
Lot
0.06 ac (2,500 SF)
Zoning code
C
APN
CBOS W:21 P:00193 S:000
UPID
US38-0971878
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
-
Audubon Bar & Pub Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Beacon St. RT 838 · 30 yrs held
Beacon St. RT 838
since 1995
7 recorded transactions
Zoning & alternative use
C · Boston, 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 Boston submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$23,122
Tax year 2024
Assessed value
$915,000
Assessed 2024
Previous assessed
$931,900
-1.8% YoY
Effective rate
2.53%
On assessed value
Assessed land
$588,500
Assessed improvement
$326,500
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1910
Construction
BRICK
Heating
NONE
Buildings
1
Stories
1
Units
1
Total area
1,738 SF
Lot
0.06 ac (2,500 SF)
Zoning code
C
APN
CBOS W:21 P:00193 S:000
UPID
US38-0971878
Jurisdiction
BOSTON
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
C · Boston, MA
Zoning C · permitted uses
C · Boston, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Boston. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1910
Construction
BRICK
Heating
NONE
Stories
1
Buildings
1
Units
1
Lot
0.06 ac
Current owner
From public records · entity-resolved
Beacon St. RT 838
Individual
Mailing address
50 FOSTER ST, CAMBRIDGE, MA 02138-4817
Ownership since
1995
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 21, 2026
—
838 Beacon Street RT
—
Deed
related
$900,000 · Eagle Bank
Jul 10, 2020
—
838 Beacon Street Trust
—
Deed
related
$912,000 · Rockland Tr
Mar 15, 2007
—
838 Beacon Street RT
—
Deed Of Trust
related
$100,000 · Eagle Bank
Apr 27, 2004
—
Beacon St. RT 838
—
Deed Of Trust
related
$495,000 · Eagle Bank
Oct 8, 2003
—
Beacon St. RT 838
—
Deed Of Trust
related
$100,000 · Middlesex Bank & Trust Co
Oct 18, 2002
—
838 Beacon St. RT
—
Deed Of Trust
related
$625,000 · Middlesex Savings Bank
Jan 18, 2002
—
Beacon St. RT 838
—
Deed Of Trust
related
$500,000 · Middlesex Bank & Trust Co
Nov 3, 1995
$280,000
Beacon St. RT 838
838 Beacon St RT
Grant Deed
related
$480,000 · Us Trust Co
Oct 27, 1992
$180,000
Beacon St. RT 838
Cortese,yolanda
Grant Deed
$170,000 · Zenon Grzybowski
Jun 16, 1988
$275,000
Lucca RT
Cad INC
Grant Deed
$275,000 · Zenon Grzybowski
—
—
838 Beacon Street Trust
—
Deed Of Trust
related
$912,000 · Rockland Tr
—
—
838 Beacon Street Realty Trust
—
Deed Of Trust
related
$800,000 · Cambridge Tr
—
—
838 Beacon Street Realty Trust
—
Deed Of Trust
related
$350,000 · Cambridge Tr
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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