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Property profile & analytics
OFF-MARKET
Estimated value
$7,465,000
Office buildings
10 Converse Pl, Winchester, MA 01890-2713
Entity Owned
Free & Clear
Property ID
US38-0580604
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1980
Construction
STEEL FRAME
Total area
15,206 SF
Lot
0.59 ac (25,901 SF)
APN
WINC M:009 B:0008 L:0
UPID
US38-0580604
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
-
William Harlan, M.Ed., LMHC Psychotherapist
-
Liz Allen Alternative Medicine Practice
-
Studio L Body & Face Spa Alternative Medicine Practice Spa & Massage Center
-
Robert Tomlinson Alternative Medicine Practice
-
Ibrahim Dental Team: Nabil R. Ibrahim B.D.S., D.D.S., PLLC Dental Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$7.97M
CAP Approach
CAP
$7.92M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$7.47M
Owner & transaction history
Savings Bank
Savings Bank
since 2025
Last sale
$7.0M
5 recorded transactions
Zoning & alternative use
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 Winchester submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Winchester 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
$7,445,000
ML approach
$7,965,000
CAP Approach
CAP Return
Estimation
6%
$8,580,000
6.5%
$7,920,000
7%
$7,350,000
Blend value · Realmo final
$7.47M
Range $6.72M – $8.21M · ±10% · vs last sale $7.00M (Jan 21 2020)
Last sale anchor
$7.00M
Jan 21 2020
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
$491 / 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
$47,945
Tax year 2024
Assessed value
$4,435,200
Assessed 2024
Previous assessed
$4,435,200
+0.0% YoY
Effective rate
1.08%
On assessed value
Assessed land
$1,618,900
Assessed improvement
$2,816,300
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
1980
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
4
Units
17
Bathrooms
10
Total area
15,206 SF
Lot
0.59 ac (25,901 SF)
APN
WINC M:009 B:0008 L:0
UPID
US38-0580604
Jurisdiction
WINCHESTER
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1980
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
4
Buildings
1
Units
17
Bathrooms
10
Lot
0.59 ac
Current owner
From public records · entity-resolved
Savings Bank
Entity
Free & Clear · 0 yrs held
Mailing address
101 FEDERAL ST, BOSTON, MA 02110-1817
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 4, 2025
$6,800,000
Savings Bank
10 Converse Place LLC
Deed
related
—
Dec 26, 2023
—
10 Converse Place LLC
—
Deed
related
$11,200,000 · Banknewport
Nov 29, 2022
—
10 Converse Place LLC
—
Deed
related
$1,040,000 · Savings Bank Trust
Jun 17, 2022
—
10 Converse Place LLC
—
Deed
related
$8,960,000 · Savings Bank Trust
Jan 21, 2020
$7,000,000
10 Converse Place LLC
Pondview RT
Quit Claim Arm's Length For Ne States
$4,875,000 · East Cambridge Savings 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.
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