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Property profile & analytics
OFF-MARKET
Estimated value
$9,245,000
Office buildings
10 Kearney Rd Needham, MA 02494-2511
Entity Owned
13-yr Hold
Free & Clear
Property ID
US38-1772068
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Total area
33,000 SF
Lot
0.65 ac (28,314 SF)
Zoning code
IND1
APN
NEED M:079.0 B:0033 L:0000.0
UPID
US38-1772068
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
-
FT Hotel Amenity Hotel & Motel
-
Total Fleet Telematics LLC Telecommunications Service
-
Saval Insurance Inc Insurance Agency
-
Ihloom Cybersecurity IT Consulting Firm Tech Support Center
-
LaVida Concierge Home Health Care Service Health Consultant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$11.89M
Comparable Approach
Comparable
$9.61M
Blend (final)
Blend
$9.25M
Owner & transaction history
Oal Props LLC · 13 yrs held
Oal Props LLC
since 2012
7 recorded transactions
Zoning & alternative use
IND1 · Needham, 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 Needham submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Needham 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%
$12,875,000
6.5%
$11,885,000
7%
$11,035,000
Alternative Use
Use
Estimation
RESTAURANT
$14,165,000
Change: -15% · Conversion: Moderate
Blend value · Realmo final
$9.25M
Range $8.32M – $10.17M · ±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
$280 / 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
$76,882
Tax year 2024
Assessed value
$3,129,100
Assessed 2024
Previous assessed
$3,058,200
+2.3% YoY
Effective rate
2.46%
On assessed value
Assessed land
$847,200
Assessed improvement
$2,281,900
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Heating
NONE
Cooling
YES
Buildings
3
Total area
33,000 SF
Lot
0.65 ac (28,314 SF)
Zoning code
IND1
APN
NEED M:079.0 B:0033 L:0000.0
UPID
US38-1772068
Jurisdiction
NEEDHAM
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
IND1 · Needham, MA
Zoning IND1 · permitted uses
IND1 · Needham, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Needham. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$14.2M
RESTAURANT
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
Heating
NONE
Cooling
Yes
Buildings
3
Lot
0.65 ac
Current owner
From public records · entity-resolved
Oal Props LLC
Entity
Free & Clear · 13 yrs held
Mailing address
181 WLS AVE STE #102, NEWTON, MA 02459-3324
Ownership since
2012
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
Oct 13, 2022
—
Oal Properties LLC
—
Deed
related
$2,275,000 · Eastern Bank
Jul 26, 2012
$2,160,000
Oal Props LLC
East West Ent Co Ltd
Grant Deed
—
Aug 15, 2003
—
East West Enterprises Co
—
Deed Of Trust
related
$5,000,000 · Gary Needham
Feb 3, 1994
$2,130,000
East West Enterprise
Kearney St RT
Grant Deed
$277,500 · Bay State Federal Savings Bank
Aug 1, 1988
—
Kearney St. RT
—
Deed Of Trust
related
$100,000 · Bank Five For Svgs
Dec 4, 1987
—
Kearney St. RT
—
Deed Of Trust
related
$3,780,000 · Bank Five For Svgs
Jul 17, 1987
—
Kearney Street RT
—
Deed Of Trust
related
$450,000 · Bank Five For Svgs
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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