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Property profile & analytics
OFF-MARKET
Estimated value
$15,365,000
Office buildings
89-91 Georgia St, Dorchester, MA 02121
Individually Owned
10-yr Hold
~
Est. High Equity
Property ID
US38-1241478
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1930
Construction
BRICK
Total area
40,251 SF
Lot
0.6 ac (26,003 SF)
Zoning code
C
APN
ROXB W:12 P:02555 S:000
UPID
US38-1241478
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
by Request
CAP Approach
CAP
$19.48M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$15.37M
Owner & transaction history
Pnc Arhpf Blue Mtn Apt · 10 yrs held
Pnc Arhpf Blue Mtn Apt
since 2015
5 recorded transactions
Zoning & alternative use
C · Dorchester, 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 Dorchester submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Dorchester 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%
$21,100,000
6.5%
$19,475,000
7%
$18,085,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$24,735,000
Current use
AUTO REPAIR, GARAGE
$23,685,000
Change: -4% · Conversion: Difficult
RETAIL STORES
$21,630,000
Change: -13% · Conversion: Moderate
Blend value · Realmo final
$15.37M
Range $13.83M – $16.90M · ±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
$382 / 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
$118,820
Tax year 2024
Assessed value
$4,702,022
Assessed 2024
Previous assessed
$4,701,516
+0.0% YoY
Effective rate
2.53%
On assessed value
Assessed land
$1,697,535
Assessed improvement
$3,004,487
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1930
Construction
BRICK
Heating
NONE
Buildings
1
Stories
3
Units
43
Total area
40,251 SF
Lot
0.6 ac (26,003 SF)
Zoning code
C
APN
ROXB W:12 P:02555 S:000
UPID
US38-1241478
Jurisdiction
BOSTON
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
C · Dorchester, MA
Zoning C · permitted uses
C · Dorchester, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Dorchester. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$24.7M
AUTO REPAIR, GARAGE
Est. value
$23.7M
RETAIL STORES
Est. value
$21.6M
OFFICE BUILDING Current
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
1930
Construction
BRICK
Heating
NONE
Stories
3
Buildings
1
Units
43
Lot
0.6 ac
Current owner
From public records · entity-resolved
Pnc Arhpf Blue Mtn Apt
Individual
Mailing address
122 E 42ND ST #4900, NEW YORK, NY 10168-0002
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 25, 2015
$48,547,000
Pnc Arhpf Blue Mtn Apt
Blue Mountain Associat
Quit Claim Deed
related
$32,890,000 · Pnc Bank NA
Jun 8, 2006
—
Blue Mountain Assoc LP
—
Deed Of Trust
related
$7,689,000 · Column Guaranteed LLC
—
—
Blue Mtain Owner LLC
—
Deed Of Trust
related
$52,250,000 · Massachusetts Hsng Fin Agcy
—
—
Blue Mtain Owner LLC
—
Deed Of Trust
related
$4,590,000 · Nhp Foun
—
—
Blue Mtn Owner LLC
—
Deed Of Trust
related
$4,590,000 · Nhp Foun
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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