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Property profile & analytics
OFF-MARKET
Estimated value
$3,940,000
Retail space
1144 Beacon St 1152 Newton, MA 02461-1103
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US38-1838742
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1950
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
9,350 SF
Lot
0.45 ac (19,500 SF)
Zoning code
BU2
APN
NEWT S:54 B:022 L:0048
UPID
US38-1838742
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
-
Han's Dry Cleaners (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.17M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.67M
Blend (final)
Blend
$3.94M
Owner & transaction history
1144-1152 Beacon St LLC · 5 yrs held
1144-1152 Beacon St LLC
since 2021
Last sale
$3.7M
6 recorded transactions
Zoning & alternative use
BU2 · Newton, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$3.9M
+56.1%
Office building
$2.9M
+13.2%
Restaurant
$2.7M
+7.7%
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
$4,205,000
ML approach
$4,165,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$2,520,000
Current use
COMMERCIAL (GENERAL)
$3,935,000
Change: +56% · Conversion: Easy
OFFICE BUILDING
$2,855,000
Change: +13% · Conversion: Easy
RESTAURANT
$2,715,000
Change: +8% · Conversion: Easy
AUTO REPAIR, GARAGE
$2,630,000
Change: +4% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$2,590,000
Change: +3% · Conversion: Moderate
Blend value · Realmo final
$3.94M
Range $3.55M – $4.33M · ±10% · vs last sale $3.70M (May 13 2021)
Last sale anchor
$3.70M
May 13 2021
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
$421 / 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
$53,173
Tax year 2024
Assessed value
$2,900,900
Assessed 2024
Previous assessed
$2,962,600
-2.1% YoY
Effective rate
1.83%
On assessed value
Assessed land
$947,100
Assessed improvement
$1,953,800
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1950
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
4
Rooms
8
Bathrooms
5
Total area
9,350 SF
Lot
0.45 ac (19,500 SF)
Zoning code
BU2
APN
NEWT S:54 B:022 L:0048
UPID
US38-1838742
Jurisdiction
NEWTON
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
BU2 · Newton, MA
Zoning BU2 · permitted uses
BU2 · 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
RETAIL STORES Current
Est. value
$2.5M
COMMERCIAL (GENERAL)
Est. value
$3.9M
OFFICE BUILDING
Est. value
$2.9M
RESTAURANT
Est. value
$2.7M
AUTO REPAIR, GARAGE
Est. value
$2.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.6M
RETAIL STORES Current
COMMERCIAL (GENERAL)
OFFICE BUILDING
RESTAURANT
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
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
1950
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
4
Rooms
8
Bathrooms
5
Lot
0.45 ac
Current owner
From public records · entity-resolved
1144-1152 Beacon St LLC
Entity
Mailing address
20 FOX RD, WALTHAM, MA 02451-1007
Ownership since
2021
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
May 22, 2023
—
1144-1152 Beacon St LLC
—
Deed
related
$300,000 · Village Bank
May 13, 2021
$3,700,000
1144-1152 Beacon St LLC
South 1 Realty LLC
Quit Claim Arm's Length For Ne States
$2,775,000 · Village Bank
Oct 21, 2010
$1
South 1 Realty LLC
South RT
Grant Deed
—
Jun 13, 2005
—
RT South
—
Deed Of Trust
related
$1,600,000 · Cambridge Savings Bank
Dec 7, 1998
—
RT South
—
Deed Of Trust
related
$250,000 · Middlesex Fsla
Jul 16, 1997
$1,140,000
RT South
New Meg RT
Grant Deed
—
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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