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    Auburn St Newton, MA 02460

    • Commercial real estate
    • 0.37 lot acres
    OFF-MARKET
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Commercial real estate

    Property Details for Auburn St

    Year built
    1925
    Lot size
    0.37 lot acres
    Property type
    Commercial real estate

    Description

    This exceptional commercial property, located at 271-283 Auburn Street in Newton, Massachusetts, presents a unique investment opportunity. The 0.37-acre lot features a single-story building constructed in 1925, currently housing mostly occupied retail space on the first floor and additional lower-level space. This highly visible property enjoys a prime location in the heart of Auburndale, a thriving area of Newton known for its affluent demographics and strong retail environment. Its strategic position adjacent to the Mass Turnpike and commuter rail provides unparalleled accessibility. The surrounding area boasts a dense residential population and a variety of established businesses, including a Star Market Supermarket, Brueggers Bagel, Village Bank, Knotty Pine Restaurant, and a US Post Office, all within close proximity. Further enhancing its appeal, the property is conveniently located near Lyons Field, MBTA bus routes, the commuter train, Lasell University, and Auburndale's Local Historic District, all within walking distance. The property is zoned VC2. Offers will be considered on a rolling basis, and additional due diligence materials are available for qualified buyers. This is an exceptional opportunity to acquire a well-situated commercial property in a highly desirable and convenient location.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Location Insight

    • Map
    • Local Demand
    City
    Newton
    County
    Middlesex
    State
    Massachusetts
    Longitude
    -71.0697
    Latitude
    42.3806

    Comparable in this City

    • Value Estimation
      $5,265,000
      29,184 SF

      839 Washington St, Unit 2

      COMMERCIAL CONDOMINUIM • 29,184 SF
      839 Washington St, Newton, MA 02460-1548
      View Details
    • Value Estimation
      $31,305,000
      170,966 SF

      839 Washington St, Unit 3

      COMMERCIAL CONDOMINUIM • 170,966 SF
      839 Washington St, Newton, MA 02460-1548
      View Details
    • Value Estimation by Request
      760 SF

      338 Walnut St

      COMMERCIAL CONDOMINUIM • 760 SF
      338 Walnut St, Newton, MA 02460-1923
      View Details
    • Value Estimation by Request
      1,500 SF

      340-342 Walnut St, Unit 340-42

      COMMERCIAL CONDOMINUIM • 1,500 SF
      340-342 Walnut St, Newton, MA 02460
      View Details
    • Value Estimation by Request
      5,855 SF

      309-321 Walnut St

      Retail properties • 5,855 SF
      309-321 Walnut St, Newton, MA 02460
      View Details
    • Value Estimation
      $1,505,000
      11,137 SF

      451 Watertown St

      COMMERCIAL (GENERAL) • 11,137 SF
      451 Watertown St, Newton, MA 02460-1451
      View Details

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    Auburn St
    Newton, MA 02460
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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