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Property profile & analytics
OFF-MARKET
Estimated value
$2,610,000
Showrooms
109 Andrew Ave, Wayland, MA 01778-3156
Entity Owned
~
Est. High Equity
Property ID
US38-1920939
Property profile
Verified
Property type
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Year built
2013
Construction
STEEL FRAME
Total area
18,969 SF
Lot
2.48 ac (108,029 SF)
Zoning code
LC
APN
WAYL M:23 L:052C
UPID
US38-1920939
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
-
JAIME T MARTUSCELLO Physician
-
Forever Slender Med Spa Spa & Massage Center Alternative Medicine Practice
-
Frederic Goldman Physician
-
Dr. Nancy Cibotti Granof Physician
-
Beth Israel Lahey Health Primary Care - Andrew Avenue Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.21M
Blend (final)
Blend
$2.61M
Owner & transaction history
Np Wayland LLC
Np Wayland LLC
since 2025
6 recorded transactions
Zoning & alternative use
LC · Wayland, 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 Wayland submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Wayland 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
$4,150,000
Change: -15% · Conversion: Easy
Blend value · Realmo final
$2.61M
Range $2.35M – $2.87M · ±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
$138 / 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
$67,895
Tax year 2024
Assessed value
$4,374,700
Assessed 2024
Previous assessed
$3,989,700
+9.6% YoY
Effective rate
1.55%
On assessed value
Assessed land
$1,384,200
Assessed improvement
$2,990,500
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
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Status
Off-Market
Year built
2013
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Units
8
Bathrooms
4
Total area
18,969 SF
Lot
2.48 ac (108,029 SF)
Zoning code
LC
APN
WAYL M:23 L:052C
UPID
US38-1920939
Jurisdiction
WAYLAND
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
LC · Wayland, MA
Zoning LC · permitted uses
LC · Wayland, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Wayland. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING
Est. value
$4.2M
OFFICE BUILDING
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
2013
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Units
8
Bathrooms
4
Lot
2.48 ac
Current owner
From public records · entity-resolved
Np Wayland LLC
Entity
Mailing address
100 OLIVER ST #1840, BOSTON, MA 02110
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 21, 2025
$35,750,000
Np Wayland LLC
Bos Retail 1 LLC
Quitclaim Deed
related
$22,675,000 · Cmfg Life Ins Co
Aug 16, 2018
—
20 Wayland Infra LLC
20 Wayland LLC
Quit Claim Deed
related
—
Sep 25, 2014
—
Highway C Massachusetts
20 Wayland Infra LLC
Grant Deed
related
—
Apr 23, 2014
—
Wtc Retail LLC
Wayland Town Of
Quit Claim Deed
related
—
Jan 6, 2014
—
20 Wayland Infra LLC
20 Wayland LLC
Quit Claim Deed
related
—
Dec 20, 2012
—
Wtc Office Medical LLC
—
Deed Of Trust
related
$43,000,000 · Bank Of America
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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