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Property profile & analytics
OFF-MARKET
Estimated value
$1,500,000
Office buildings
100 High St, Westwood, MA 02090-1196
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US38-1101945
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1903
Construction
FRAME
Total area
6,393 SF
Lot
1.84 ac (80,150 SF)
APN
WWOO M:006 B:000 L:019
UPID
US38-1101945
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.50M
Owner & transaction history
Westwood Pavilion LLC · 8 yrs held
Westwood Pavilion LLC
since 2017
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$2.1M
+9.8%
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 Westwood submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Westwood 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
OFFICE BUILDING
$1,875,000
Current use
AUTO REPAIR, GARAGE
$2,060,000
Change: +10% · Conversion: Difficult
RETAIL STORES
$1,870,000
Change: 0% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$1,835,000
Change: -2% · Conversion: Easy
COMMERCIAL (GENERAL)
$1,635,000
Change: -13% · Conversion: Easy
Blend value · Realmo final
$1.50M
Range $1.35M – $1.65M · ±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
$235 / 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
$33,960
Tax year 2024
Assessed value
$1,376,000
Assessed 2024
Previous assessed
$1,381,700
-0.4% YoY
Effective rate
2.47%
On assessed value
Assessed land
$609,500
Assessed improvement
$766,500
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
1903
Construction
FRAME
Heating
HOT WATER
Cooling
YES
Buildings
1
Stories
2
Units
3
Rooms
8
Bathrooms
5
Total area
6,393 SF
Lot
1.84 ac (80,150 SF)
APN
WWOO M:006 B:000 L:019
UPID
US38-1101945
Jurisdiction
WESTWOOD
Metro division
BOSTON-QUINCY, 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
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.9M
AUTO REPAIR, GARAGE
Est. value
$2.1M
RETAIL STORES
Est. value
$1.9M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.8M
COMMERCIAL (GENERAL)
Est. value
$1.6M
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
COMMERCIAL (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
1903
Construction
FRAME
Heating
HOT WATER
Cooling
Yes
Stories
2
Buildings
1
Units
3
Rooms
8
Bathrooms
5
Lot
1.84 ac
Current owner
From public records · entity-resolved
Westwood Pavilion LLC
Entity
Mailing address
1800 MENDON RD #168, CUMBERLAND, RI 02864-4391
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 28, 2017
$2,450,000
Westwood Pavilion LLC
100 High Street Realty Trust
Quit Claim Deed
$2,405,000 · Bank Of America
Aug 23, 2013
$2,275,000
100 High Street RT
High Street RT
Quit Claim Deed
—
Nov 29, 2010
—
High Street RT
—
Deed Of Trust
related
$2,560,000 · Hingham Institute For Savings
Apr 30, 2008
—
630 Park RT
—
Deed Of Trust
related
$260,000 · Hingham Institute For Savings
Jun 29, 2007
—
High Street RT
—
Deed Of Trust
related
$260,000 · Hingham Institute For Savings
Jun 29, 2007
$1
High Street RT
Nakhle,antoine
Grant Deed
related
—
Mar 12, 2007
$685,000
Antoine Nakhle
Jay A Lupica
Land Court
$548,000 · Mortgage Electronic Registration Sy
Apr 20, 2004
—
Jay A Lupica
—
Deed Of Trust
related
$333,700 · Wells Fargo Mortgage
Sep 17, 2003
—
Jay A Lupica
—
Deed Of Trust
related
$75,000 · Direct Cu
Apr 14, 2003
—
Jay A Lupica
—
Deed Of Trust
related
$340,000 · Wells Fargo Mortgage
Nov 16, 1998
—
Jay A Lupica
—
Deed Of Trust
related
$227,000 · Bank United
May 22, 1997
—
Jay A Lupica
—
Deed Of Trust
related
$255,000 · Peoples Fsb
Sep 25, 1996
$125,000
Jay A Lupica
Westwood Exec Ctr LP
Grant Deed
$237,500 · Peoples Fsb
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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