New search
Property profile & analytics
FOR LEASE
Office buildings
99 High St, Boston, MA 02110
Entity Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US38-0556645
For Lease
1 / 5
Contact for pricing
99 High St, Boston, MA 02110
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1969
Construction
STEEL FRAME
Total area
801,343 SF
Lot
0.66 ac (28,680 SF)
Zoning code
C
APN
CBOS W:03 P:04390 S:000
UPID
US38-0556645
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
-
SGA (Boston | New York) Interior Designer Architecture Firm
-
HDR Construction Company
-
MassDevelopment Social Service Agency
-
VHB General Contractor
-
Whitney Premier Locksmith Locksmith
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$313.81M
Blend (final)
Blend
$243.68M
Owner & transaction history
99 High St Owner LLC · 1 yrs held
99 High St Owner LLC
since 2025
Last sale
$213.5M
7 recorded transactions
Zoning & alternative use
C · Boston, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$386.0M
+23.0%
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
$207,725,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$313,805,000
Current use
COMMERCIAL (GENERAL)
$385,965,000
Change: +23% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$264,425,000
Change: -16% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$255,500,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$243.68M
Range $219.31M – $268.05M · ±10% · vs last sale $213.50M (Apr 24 2025)
Last sale anchor
$213.50M
Apr 24 2025
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
$304 / 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
$8,990,523
Tax year 2024
Previous assessed
$371,833,800
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Office buildings
Use group
OFFICE BUILDING
Status
For Lease
Year built
1969
Construction
STEEL FRAME
Heating
NONE
Buildings
1
Stories
32
Units
26
Total area
801,343 SF
Lot
0.66 ac (28,680 SF)
Zoning code
C
APN
CBOS W:03 P:04390 S:000
UPID
US38-0556645
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
OFFICE BUILDING Current
Est. value
$313.8M
COMMERCIAL (GENERAL)
Est. value
$386.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$264.4M
INDUSTRIAL (GENERAL)
Est. value
$255.5M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
INDUSTRIAL (GENERAL)
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
1969
Construction
STEEL FRAME
Heating
NONE
Stories
32
Buildings
1
Units
26
Lot
0.66 ac
Current owner
From public records · entity-resolved
99 High St Owner LLC
Entity
Free & Clear · 1 yrs held
Mailing address
730 3RD AVE, NEW YORK, NY 10017-3206
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
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
Apr 24, 2025
$227,000,000
99 High St Owner LLC
99 High St LLC
Deed
—
Oct 25, 2005
—
Ins Teachers
—
Deed Of Trust
related
$185,000,000 · Lehman Brothers Bank Fsb
Apr 28, 2005
$273,000,000
High St Investors LLC 99
High St Investors LLC 99
Grant Deed
related
$185,000,000 · Teachers Insurance
Dec 16, 2004
—
Wsc Managers INC
—
Grant Deed
related
$185,000 · Lehman Brothers Bank Fsb
Dec 16, 2004
$1
High St Investors LLC 99
W/w High Street LLC
Grant Deed
related
—
Apr 1, 2001
$213,500,000
W/w High St LLC
Bcia 99 High St LLC
Grant Deed
—
Jan 21, 2000
$168,500,000
Bcia 99 High St LLC
Keystone-centrose Assc
Grant Deed
$135,000,000 · Zions First National Bank
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
