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Property profile & analytics
OFF-MARKET
Estimated value
$53,145,000
Office buildings
99 Summer St, Boston, MA 02110-1213
Entity Owned
3-yr Hold
Free & Clear
Property ID
US38-1559889
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1986
Construction
STEEL FRAME
Total area
263,870 SF
Lot
0.41 ac (17,952 SF)
Zoning code
C
APN
CBOS W:03 P:04576 S:000
UPID
US38-1559889
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
-
CannonDesign Architecture Firm Architectural Designer
-
Dewberry Engineering Consultant Architect
-
Datto (Bike/Boat/Book/etc) Store Corporate Office
-
Peloton Consulting Group Business Management Consultant
-
Metropolitan Construction Co Construction Company General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$56.21M
Blend (final)
Blend
$53.15M
Owner & transaction history
Smoz Realty LLC · 3 yrs held
Smoz Realty LLC
since 2023
7 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
NEIGHBORHOOD: SHOPPING CENTER
$87,070,000
Change: -16% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$84,130,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$53.15M
Range $47.83M – $58.46M · ±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
$201 / 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
$2,860,542
Tax year 2024
Assessed value
$113,199,147
Assessed 2024
Previous assessed
$112,861,773
+0.3% YoY
Effective rate
2.53%
On assessed value
Assessed land
$23,062,770
Assessed improvement
$90,136,377
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
Off-Market
Year built
1986
Construction
STEEL FRAME
Heating
NONE
Buildings
1
Stories
20
Total area
263,870 SF
Lot
0.41 ac (17,952 SF)
Zoning code
C
APN
CBOS W:03 P:04576 S:000
UPID
US38-1559889
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
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$87.1M
INDUSTRIAL (GENERAL)
Est. value
$84.1M
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
1986
Construction
STEEL FRAME
Heating
NONE
Stories
20
Buildings
1
Lot
0.41 ac
Current owner
From public records · entity-resolved
Smoz Realty LLC
Entity
Free & Clear · 3 yrs held
Mailing address
3953 MAPLE AVE STE #300, DALLAS, TX 75219-3228
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
23 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 31, 2023
—
Smoz Realty LLC
Scharukh Jalisi
Condominium Deed
—
May 16, 2022
—
Alda V Soares
Alda V Soares
Condominium Deed
—
Apr 26, 2022
$2,350,000
Hasit V Lunagaria
Div Sumner Street LLC
Condominium Deed
—
Apr 1, 2022
$682,000
Stillwater Ft
Xiao Liu
Quit Claim Arm's Length For Ne States
—
Dec 16, 2021
—
D D Daume JR 2021 Ret
Samuel D Daume
Condominium Deed
—
Dec 3, 2021
$469,900
Mei Xiangyi
Div Sumner Street LLC
Condominium Deed
$300,000 · First Republic Bank
Oct 15, 2021
$1,850,000
Journey 99 Sumner LLC
Div Sumner Street LLC
Condominium Deed
—
Aug 31, 2021
$619,900
Yaxin Deng
Div Summer Street LLC
Condominium Deed
—
Oct 17, 2019
$198,000,000
99 Summer Owner 2 LLC
99 Summer Owner LLC
Quit Claim Deed
—
Dec 23, 2015
—
99 Summer Owner LLC
99 Summer Street LLC
Quit Claim Deed
related
—
Jan 21, 2014
—
99 Summer Street LLC
—
Deed Of Trust
related
$55,400,000 · Bank Of America
Aug 30, 2013
$110,800,000
99 Summer Street LLC
Glb Summer LLC
Quit Claim Deed
—
Mar 7, 2011
—
Glb Summer 2 LLC
—
Deed Of Trust
related
$13,000,000 · Wells Fargo Mortgage
Jul 22, 2003
$68,250,000
Gls Summer I LLC
Carlyle-paradigm 99 Summ
Grant Deed
$45,000,000 · Zuckerman Family Nomi
Jul 27, 2000
—
Carlyle Paradign 99 Ll
—
Deed Of Trust
related
$56,000,000 · Bayerische Hypo-und
Apr 27, 2000
—
Carlyle Paradigm LLC
—
Deed Of Trust
related
$45,000 · Bankers Trust Co
Apr 14, 1995
—
Summer LP 99
—
Deed Of Trust
related
$12,078,842 · Alue Line Mtg Corp
Nov 30, 1994
—
Summer Ltd
—
Deed Of Trust
related
$6,786,066 · Worth Funding INC
Sep 14, 1993
$27,127,556
99 Summer Ltd Ptnrshp
Travelers Insurance Co
Grant Deed
$6,826,923 · Wmc Mortgage Corp
Sep 14, 1993
—
99 Summer Ltd Ptnrshp
—
Deed Of Trust
related
$3 · Zuckerman Family Nomi
Aug 4, 1992
$15,000,000
Market Funding Corp II
Bedford-kingston RT
Grant Deed
related
—
Aug 21, 1987
$9,000,000
Jaymont USA INC
Bedford-kingston RT
Grant Deed
—
—
—
99 Summer Owner LLC
—
Deed Of Trust
related
$68,000,000 · Miscellaneous Ins Co
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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