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Property profile & analytics
OFF-MARKET
Estimated value
$5,280,000
Office buildings
120 Wls Ave Newton, MA 02459-3302
Entity Owned
3-yr Hold
Free & Clear
Property ID
US38-0489636
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1972
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
10,672 SF
Lot
1.15 ac (50,010 SF)
Zoning code
LMD
APN
NEWT S:84 B:034A L:0006
UPID
US38-0489636
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
$5.04M
CAP Approach
CAP
$5.56M
Comparable Approach
Comparable
$4.08M
Blend (final)
Blend
$5.28M
Owner & transaction history
Dc Newton Wells LLC · 3 yrs held
Dc Newton Wells LLC
since 2022
Last sale
$5.4M
6 recorded transactions
Zoning & alternative use
LMD · Newton, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$4.5M
+37.9%
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
$4,995,000
ML approach
$5,040,000
CAP Approach
CAP Return
Estimation
6%
$6,020,000
6.5%
$5,555,000
7%
$5,160,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$3,255,000
Current use
COMMERCIAL (GENERAL)
$4,490,000
Change: +38% · Conversion: Easy
Blend value · Realmo final
$5.28M
Range $4.75M – $5.81M · ±10% · vs last sale $5.40M (Dec 6 2022)
Last sale anchor
$5.40M
Dec 6 2022
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
$495 / 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
$63,348
Tax year 2024
Assessed value
$3,456,000
Assessed 2024
Previous assessed
$3,211,100
+7.6% YoY
Effective rate
1.83%
On assessed value
Assessed land
$1,015,200
Assessed improvement
$2,440,800
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1972
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Units
6
Rooms
20
Bathrooms
6
Total area
10,672 SF
Lot
1.15 ac (50,010 SF)
Zoning code
LMD
APN
NEWT S:84 B:034A L:0006
UPID
US38-0489636
Jurisdiction
NEWTON
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
LMD · Newton, MA
Zoning LMD · permitted uses
LMD · 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
$3.3M
COMMERCIAL (GENERAL)
Est. value
$4.5M
OFFICE BUILDING Current
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
1972
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Units
6
Rooms
20
Bathrooms
6
Lot
1.15 ac
Current owner
From public records · entity-resolved
Dc Newton Wells LLC
Entity
Free & Clear · 3 yrs held
Mailing address
1000 S LENOLA RDB2, MAPLE SHADE, NJ 08052-1630
Ownership since
2022
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
Dec 6, 2022
$5,400,000
Dc Newton Wells LLC
120 Wells Ave Hldg Co
Quit Claim Arm's Length For Ne States
—
Feb 12, 2004
$1,980,000
Wells Ave T Willowbend120
120 Wells Avenue LLC
Grant Deed
related
$2,700,000 · Eagle Bank
Aug 18, 2000
$1,600,000
120 Wells Ave LLC
Aae RT
Grant Deed
—
Dec 31, 1990
—
Aae RT
—
Deed Of Trust
related
$1,080,000 · Zuckerman Family Nomi
Nov 2, 1988
$2,500,000
Aae Rlty Tr
Bjb Rlty Tr
Grant Deed
$2,000,000 · Zwi Kohorn
Jan 26, 1988
$2,300,000
Bjb RT
S&a RT
Grant Deed
$1,900,000 · Bank Of New England
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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