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Property profile & analytics
OFF-MARKET
Estimated value
$550,000
Sports & entertainment properties
94 Warrenton St 102 Boston, MA 02116-5622
Individually Owned
23-yr Hold
Free & Clear
Property ID
US38-1518758
Property profile
Verified
Property type
Sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
Year built
1902
Construction
BRICK
Total area
13,440 SF
Lot
0.17 ac (7,280 SF)
Zoning code
C
APN
CBOS W:05 P:00078 S:000
UPID
US38-1518758
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
$495k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$601k
Blend (final)
Blend
$550k
Owner & transaction history
New England School Of Law · 23 yrs held
New England School Of Law
since 2002
3 recorded transactions
Zoning & alternative use
C · Boston, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$895,000
+27.2%
Medical building
$885,000
+26.2%
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
$495,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RECREATIONAL/ENTERTAINMENT (GENERAL)
$705,000
Current use
INDUSTRIAL (GENERAL)
$895,000
Change: +27% · Conversion: Difficult
MEDICAL BUILDING
$885,000
Change: +26% · Conversion: Difficult
Blend value · Realmo final
$550k
Range $495k – $605k · ±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
$41 / 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
$76,558
Tax year 2024
Assessed value
$3,029,600
Assessed 2024
Previous assessed
$3,208,600
-5.6% YoY
Effective rate
2.53%
On assessed value
Assessed land
$1,400,400
Assessed improvement
$1,629,200
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
Sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
Status
Off-Market
Year built
1902
Construction
BRICK
Heating
NONE
Buildings
1
Stories
2
Units
1
Total area
13,440 SF
Lot
0.17 ac (7,280 SF)
Zoning code
C
APN
CBOS W:05 P:00078 S:000
UPID
US38-1518758
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
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
Est. value
$705,000
INDUSTRIAL (GENERAL)
Est. value
$895,000
MEDICAL BUILDING
Est. value
$885,000
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
INDUSTRIAL (GENERAL)
MEDICAL BUILDING
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
1902
Construction
BRICK
Heating
NONE
Stories
2
Buildings
1
Units
1
Lot
0.17 ac
Current owner
From public records · entity-resolved
New England School Of Law
Individual
Free & Clear · 23 yrs held
Mailing address
102 WARRENTON ST, BOSTON, MA 02116-5622
Ownership since
2002
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 8, 2002
$3,200,000
New England School Of Law
Warrenton St Real Est T
Grant Deed
—
May 4, 1994
—
Warrenton St. RT 100
—
Deed Of Trust
related
$312,014 · Boston Private Bank
Jan 29, 1993
$850,000
New England School Law
Citizens Svgs Bk
Grant Deed
—
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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