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Property profile & analytics
OFF-MARKET
Estimated value
$3,720,000
Office Spaces
109 Oak St 2 Newton, MA 02464-1492
Entity Owned
21-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US38-0857602
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
1985
Total area
17,576 SF
Lot
1.46 ac (63,770 SF)
Zoning code
BU1
APN
NEWT S:51 B:046 L:0001A
UPID
US38-0857602
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
-
Pamela Wineman Physician Medical Clinic
-
Holly Vassar Health Care Facility
-
Heidi Tanguay Health Care Facility
-
Nicole Zwiep Physician
-
NewMeadow Development Company Construction Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.74M
Blend (final)
Blend
$3.72M
Owner & transaction history
109 Oak St Prop LLC · 21 yrs held
109 Oak St Prop LLC
since 2005
4 recorded transactions
Zoning & alternative use
BU1 · Newton, 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 Newton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Newton 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
$5,365,000
Current use
RESTAURANT
$5,105,000
Change: -5% · Conversion: Moderate
AUTO REPAIR, GARAGE
$4,945,000
Change: -8% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$4,870,000
Change: -9% · Conversion: Difficult
RETAIL STORES
$4,740,000
Change: -12% · Conversion: Moderate
Blend value · Realmo final
$3.72M
Range $3.35M – $4.09M · ±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
$212 / 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
$55,027
Tax year 2024
Assessed value
$3,002,000
Assessed 2024
Previous assessed
$3,160,200
-5.0% YoY
Effective rate
1.83%
On assessed value
Assessed improvement
$3,002,000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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 Spaces
Use group
CONDOMINIUM OFFICES
Status
Off-Market
Year built
1985
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
5
Rooms
12
Bathrooms
6
Total area
17,576 SF
Lot
1.46 ac (63,770 SF)
Zoning code
BU1
APN
NEWT S:51 B:046 L:0001A
UPID
US38-0857602
Jurisdiction
NEWTON
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
BU1 · Newton, MA
Zoning BU1 · permitted uses
BU1 · Newton, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Newton. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$5.4M
RESTAURANT
Est. value
$5.1M
AUTO REPAIR, GARAGE
Est. value
$4.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.9M
RETAIL STORES
Est. value
$4.7M
OFFICE BUILDING Current
RESTAURANT
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
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
1985
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
5
Rooms
12
Bathrooms
6
Lot
1.46 ac
Current owner
From public records · entity-resolved
109 Oak St Prop LLC
Entity
Mailing address
1234 CHESTNUT ST, NEWTON UPPER FALLS, MA 02464-1451
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2005
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 7, 2005
—
109 Oak St Prop LLC
—
Deed Of Trust
related
$1,800,000 · Bank Of Canton
Jul 7, 2005
$1
109 Oak St Prop LLC
109 Oak St Prop LLC
Grant Deed
related
—
—
—
109 Oak Street Properties
—
Deed Of Trust
related
$1,800,000 · Bank Of Canton
—
—
109 Oak Street Properties
—
Deed Of Trust
related
$2,304,052 · Bank Of Canton
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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