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Property profile & analytics
OFF-MARKET
Estimated value
$100,315,000
Office buildings
855 Boylston St, Boston, MA 02116-2622
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US38-1895559
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1985
Construction
STEEL FRAME
Total area
159,783 SF
Lot
0.36 ac (15,660 SF)
Zoning code
C
APN
CBOS W:05 P:03134 S:000
UPID
US38-1895559
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
-
Dr. Shaheen E. Lakhan Physician Medical Clinic
-
Kessler Financial Services LP Bank Credit Union
-
Berklee Online Training Center Tutoring Service
-
Crossroad Media Advertising Agency Marketing & Advertising
-
Bank of America Financial Center Bank Loan Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$89.33M
Comparable Approach
Comparable
$112.93M
Blend (final)
Blend
$100.32M
Owner & transaction history
855 Boylston INC · 2 yrs held
855 Boylston INC
since 2023
Last sale
$99.5M
6 recorded transactions
Zoning & alternative use
C · Boston, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$107.5M
+9.5%
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
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$96,765,000
6.5%
$89,325,000
7%
$82,945,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$98,200,000
Current use
RESTAURANT
$107,515,000
Change: +9% · Conversion: Moderate
AUTO REPAIR, GARAGE
$94,015,000
Change: -4% · Conversion: Difficult
RETAIL STORES
$85,865,000
Change: -13% · Conversion: Moderate
Blend value · Realmo final
$100.32M
Range $90.28M – $110.35M · ±10% · vs last sale $99.50M (Oct 30 2023)
Last sale anchor
$99.50M
Oct 30 2023
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
$628 / 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
$1,670,936
Tax year 2024
Assessed value
$66,123,300
Assessed 2024
Previous assessed
$65,761,600
+0.6% YoY
Effective rate
2.53%
On assessed value
Assessed land
$24,126,900
Assessed improvement
$41,996,400
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1985
Construction
STEEL FRAME
Heating
NONE
Buildings
1
Stories
12
Units
10
Total area
159,783 SF
Lot
0.36 ac (15,660 SF)
Zoning code
C
APN
CBOS W:05 P:03134 S:000
UPID
US38-1895559
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.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$98.2M
RESTAURANT
Est. value
$107.5M
AUTO REPAIR, GARAGE
Est. value
$94.0M
RETAIL STORES
Est. value
$85.9M
OFFICE BUILDING Current
RESTAURANT
AUTO REPAIR, GARAGE
RETAIL STORES
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
1985
Construction
STEEL FRAME
Heating
NONE
Stories
12
Buildings
1
Units
10
Lot
0.36 ac
Current owner
From public records · entity-resolved
855 Boylston INC
Entity
Mailing address
855 BOYLSTON ST, BOSTON, MA 02116-2622
Ownership since
2023
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
Oct 30, 2023
$99,500,000
855 Boylston INC
Gateway Longwood INC
Quit Claim Arm's Length For Ne States
—
Aug 16, 2019
—
Gateway Longwood INC
—
Deed
related
$46,150,000 · Northwestern Mutual Life Insurance Co
Oct 12, 2012
—
Gateway Longwood INC
—
Deed Of Trust
related
$30,000,000 · Worth Funding INC
Dec 14, 2000
$47,200,000
Gateway Longwood INC
Boylston St Assoc
Grant Deed
—
Nov 16, 1988
—
Boylston St Tr 857
—
Deed Of Trust
related
$29,377,400 · Zuckerman Family Nomi
Aug 11, 1988
—
Boylston St Tr 857
—
Deed Of Trust
related
$725,058 · Zuckerman Family Nomi
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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