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Property profile & analytics
OFF-MARKET
Estimated value
$27,500,000
Retail space
97 Beacon St 113 Allston, MA 02134-1912
Entity Owned
4-yr Hold
Free & Clear
Property ID
US38-1538366
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1998
Construction
BRICK
Total area
27,530 SF
Lot
1.55 ac (67,586 SF)
Zoning code
C
APN
BRIG W:22 P:01915 S:000
UPID
US38-1538366
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
$27.50M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$27.50M
Owner & transaction history
Iqhq 103 Beacon LLC · 4 yrs held
Iqhq 103 Beacon LLC
since 2022
Last sale
$27.5M
5 recorded transactions
Zoning & alternative use
C · Allston, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$18.5M
+25.2%
Office building
$16.9M
+14.4%
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 Allston submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Allston 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
$27,500,000
ML approach
$27,500,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$18,525,000
Change: +25% · Conversion: Easy
OFFICE BUILDING
$16,920,000
Change: +14% · Conversion: Easy
Blend value · Realmo final
$27.50M
Range $24.75M – $30.25M · ±10% · vs last sale $27.50M (Dec 24 2024)
Last sale anchor
$27.50M
Dec 24 2024
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
$999 / 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
$123,970
Tax year 2024
Assessed value
$4,905,800
Assessed 2024
Previous assessed
$4,838,400
+1.4% YoY
Effective rate
2.53%
On assessed value
Assessed land
$2,699,500
Assessed improvement
$2,206,300
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1998
Construction
BRICK
Heating
NONE
Buildings
1
Stories
1
Units
3
Total area
27,530 SF
Lot
1.55 ac (67,586 SF)
Zoning code
C
APN
BRIG W:22 P:01915 S:000
UPID
US38-1538366
Jurisdiction
BOSTON
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
C · Allston, MA
Zoning C · permitted uses
C · Allston, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Allston. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$18.5M
OFFICE BUILDING
Est. value
$16.9M
RESTAURANT
OFFICE 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
1998
Construction
BRICK
Heating
NONE
Stories
1
Buildings
1
Units
3
Lot
1.55 ac
Current owner
From public records · entity-resolved
Iqhq 103 Beacon LLC
Entity
Free & Clear · 4 yrs held
Mailing address
1 BOSTON PL, BOSTON, MA 02108-4407
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 13, 2022
—
Iqhq 103 Beacon LLC
97-113 North Beacon LLC
Deed
—
Jul 20, 2018
$12,000,000
97-113 N Beacon LLC
Nb Assoc
Quit Claim Deed
—
Jul 31, 2008
—
N B Assoc RT
—
Deed Of Trust
related
$1,600,000 · Eastern Federal Bank
Oct 1, 1998
—
Twiss Rlty Co INC Tr
—
Deed Of Trust
related
$3,000,000 · Citizens Bank Of Ma
May 2, 1996
$1,753,500
Nb Associates RT
103 North Beacon St RT
Grant Deed
$1,395,000 · Citizens Bank Of Ma
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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