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Property profile & analytics
OFF-MARKET
Estimated value
$625,000
Investment properties
86-90 Ss St Jamaica Plain, MA 02130
Entity Owned
3-yr Hold
Property ID
US38-0388631
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1899
Construction
FRAME
Total area
2,268 SF
Lot
0.1 ac (4,439 SF)
Zoning code
RC
APN
JAMA W:11 P:03008 S:000
UPID
US38-0388631
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$650k
CAP Approach
CAP
$850k
Comparable Approach
Comparable
$871k
Blend (final)
Blend
$625k
Owner & transaction history
86-90 South LLC · 3 yrs held
86-90 South LLC
since 2022
Last sale
$580,000
7 recorded transactions
Zoning & alternative use
RC · Jamaica Plain, 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 Jamaica Plain submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Jamaica Plain 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
$690,000
ML approach
$650,000
CAP Approach
CAP Return
Estimation
6%
$925,000
6.5%
$850,000
7%
$790,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$875,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$750,000
Change: -15% · Conversion: Difficult
Blend value · Realmo final
$625k
Range $563k – $688k · ±10% · vs last sale $580k (Aug 8 2022)
Last sale anchor
$580k
Aug 8 2022
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
$276 / 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
Assessed value
$469,700
Assessed 2024
Previous assessed
$480,800
-2.3% YoY
Assessed land
$123,500
Assessed improvement
$346,200
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1899
Construction
FRAME
Heating
NONE
Buildings
1
Stories
2
Units
2
Total area
2,268 SF
Lot
0.1 ac (4,439 SF)
Zoning code
RC
APN
JAMA W:11 P:03008 S:000
UPID
US38-0388631
Jurisdiction
BOSTON
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
RC · Jamaica Plain, MA
Zoning RC · permitted uses
RC · Jamaica Plain, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Jamaica Plain. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$875,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$750,000
COMMERCIAL (GENERAL) Current
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
1899
Construction
FRAME
Heating
NONE
Stories
2
Buildings
1
Units
2
Lot
0.1 ac
Current owner
From public records · entity-resolved
86-90 South LLC
Entity
Mailing address
PO BOX 301180, JAMAICA PLAIN, MA 02130-0010
Ownership since
2022
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
Aug 8, 2022
—
86-90 South LLC
Mccormack Croan
Quit Claim Deed
related
—
Sep 7, 2006
—
Charles H Farnsworth Hsng
—
Deed Of Trust
related
$4,577,000 · Ma Housing Finance Authority
Jun 16, 2006
$580,000
Mccormack Croan
Farrel S Liss
Deed
$464,000 · Mortgage Master INC
Apr 28, 2004
—
Farrel S Liss
—
Deed Of Trust
related
$365,000 · Metro Boston Mortgage Co
Oct 2, 2003
—
John G Gatulis
—
Deed Of Trust
related
$330,000 · Metro Boston Mortgage Co
May 14, 1999
—
Farrel S Liss
—
Deed Of Trust
related
$281,250 · Metro Boston Mortgage Co
Oct 2, 1998
$269,000
Farrel S Liss
Cassidy,edwin L
Grant Deed
$242,100 · Metro Boston Mortgage Co
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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