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Property profile & analytics
OFF-MARKET
Estimated value
$880,000
Investment properties
11 John St, Newton, MA 02459-2347
Entity Owned
10-yr Hold
Property ID
US38-0701470
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1940
Construction
CONCRETE
Total area
5,124 SF
Lot
0.21 ac (9,015 SF)
Zoning code
MR1
APN
NEWT S:65 B:008 L:0070
UPID
US38-0701470
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
-
Chaba Thai Spa Alternative Medicine Practice Spa & Massage Center
-
4D Path Corporate Office
-
Boston Aeronautics Corporation Industrial Manufacturer
-
John Street Realty LLC (Bike/Boat/Book/etc) Store
-
Tensimount Recording Studio
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$880k
Owner & transaction history
Ivhq & Co LLC · 10 yrs held
Ivhq & Co LLC
since 2016
7 recorded transactions
Zoning & alternative use
MR1 · 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$172 / 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
Assessed value
$1,769,300
Assessed 2024
Previous assessed
$1,583,300
+11.7% YoY
Assessed land
$618,700
Assessed improvement
$1,150,600
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1940
Construction
CONCRETE
Heating
HOT WATER
Buildings
1
Stories
2
Units
1
Rooms
7
Bathrooms
3
Total area
5,124 SF
Lot
0.21 ac (9,015 SF)
Zoning code
MR1
APN
NEWT S:65 B:008 L:0070
UPID
US38-0701470
Jurisdiction
NEWTON
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
MR1 · Newton, MA
Zoning MR1 · permitted uses
MR1 · 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.
Building & site characteristics
From public records
Year built
1940
Construction
CONCRETE
Heating
HOT WATER
Stories
2
Buildings
1
Units
1
Rooms
7
Bathrooms
3
Lot
0.21 ac
Current owner
From public records · entity-resolved
Ivhq & Co LLC
Entity
Mailing address
11 JOHN ST, NEWTON CENTER, MA 02459-2347
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 29, 2021
—
Ivhq&co LLC
—
Deed
related
$1,105,000 · First Republic Bank
Sep 13, 2016
—
Ivhq&co LLC
—
Deed
related
$875,000 · Cambridge Svgs Bk
May 26, 2016
$1,394,000
Ivhq & Co LLC
11 John Street LLC
Quit Claim Deed
—
Aug 14, 2014
—
11 John Street LLC
—
Grant Deed
related
$575,000 · Village Bank
Jun 23, 2014
$1,549,000
11 John Street LLC
Johnson RT 1
Quit Claim Deed
—
Dec 6, 2007
—
Johnson RT
—
Deed Of Trust
related
$80,000 · Roger Johnson
Nov 28, 2007
—
RT 1 Johnson
—
Deed Of Trust
related
$800,000 · Middlesex Savings Bank
Feb 4, 1997
—
Johnson RT
—
Deed Of Trust
related
$328,000 · Middlesex Savings Bank
Jun 14, 1994
—
Johnson RT
—
Deed Of Trust
related
$330,000 · Grove Bank
Mar 5, 1992
—
RT I Johnson
—
Deed Of Trust
related
$43,000 · Bay Bank
Oct 11, 1991
$435,000
RT I Johnson
Cicchetti,robert
Grant Deed
$325,000 · Baybank Middlesex
Oct 11, 1991
—
RT I Johnson
—
Deed Of Trust
related
$15,000 · Zenon Grzybowski
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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