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Property profile & analytics
OFF-MARKET
Estimated value
$77,180,000
Turn key restaurants
90 Tremont St Boston, MA 02108-4101
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US38-1115631
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
2001
Construction
STEEL FRAME
Total area
129,200 SF
Lot
0.16 ac (6,972 SF)
Zoning code
C
APN
CBOS W:03 P:04697 S:000
UPID
US38-1115631
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
-
Better Sorts Bar & Pub Nightclub
-
Hotel AKA Boston Common Hotel & Motel
-
Tesla Destination Charger Electric Vehicle Charging Station
-
Encore Rental Equipment Company Tech Support Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$77.18M
Owner & transaction history
Eahg Boston 2 LLC · 3 yrs held
Eahg Boston 2 LLC
since 2023
Last sale
$82.6M
6 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
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$86,935,000
Current use
COMMERCIAL (GENERAL)
$81,775,000
Change: -6% · Conversion: Easy
OFFICE BUILDING
$79,400,000
Change: -9% · Conversion: Moderate
AUTO REPAIR, GARAGE
$76,020,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$77.18M
Range $69.46M – $84.90M · ±10% · vs last sale $82.63M (Jan 12 2023)
Last sale anchor
$82.63M
Jan 12 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
$597 / 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
$1,501,367
Tax year 2024
Assessed value
$59,413,000
Assessed 2024
Previous assessed
$59,454,500
-0.1% YoY
Effective rate
2.53%
On assessed value
Assessed land
$12,140,000
Assessed improvement
$47,273,000
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
2001
Construction
STEEL FRAME
Heating
NONE
Buildings
1
Stories
19
Units
190
Total area
129,200 SF
Lot
0.16 ac (6,972 SF)
Zoning code
C
APN
CBOS W:03 P:04697 S:000
UPID
US38-1115631
Jurisdiction
BOSTON
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
C · Boston, MAZoning C · permitted uses
C · Boston, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT Current
Est. value
$86.9M
COMMERCIAL (GENERAL)
Est. value
$81.8M
OFFICE BUILDING
Est. value
$79.4M
AUTO REPAIR, GARAGE
Est. value
$76.0M
RESTAURANT Current
COMMERCIAL (GENERAL)
OFFICE BUILDING
AUTO REPAIR, GARAGE
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
2001
Construction
STEEL FRAME
Heating
NONE
Stories
19
Buildings
1
Units
190
Lot
0.16 ac
Current owner
From public records · entity-resolved
Eahg Boston 2 LLC
Entity
Mailing address
1331 S KILLIAN DR, WEST PALM BEACH, FL 33403-1986
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
May 30, 2023
—
Eahg Boston 2 LLC
—
Deed
related
$55,000,000 · Bank Hapoalim Bm
Jan 12, 2023
$82,630,000
Eahg Boston 2 LLC
Thi Vi Boston LLC
Quit Claim Arm's Length For Ne States
—
Jul 2, 2019
—
Thi 6 Boston Lessee LLC
—
Deed
related
$67,000,000 · Banco De Sabadell Sa
Sep 7, 2016
$85,100,300
Thi 6 Boston LLC
Khp Boston Hotel LLC
Quit Claim Arm's Length For Ne States
$54,650,000 · Wells Fargo Bank NA
May 3, 2006
$69,750,000
Khp Boston Hotel LLC
90 Tremont St LLC
Grant Deed
—
May 3, 2006
—
Khp Boston Hotel LLC
—
Deed Of Trust
related
$47,300,000 · Greenwich Capital Fin'l INC
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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