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Property profile & analytics
OFF-MARKET
Estimated value
$5,600,000
Theaters & concert halls
1296 Washington St, Newton, MA 02465-2001
Individually Owned
1-yr Hold
~
Est. High Equity
Property ID
US38-1391688
Property profile
Verified
Property type
Theaters & concert halls
Use group
THEATER (MOVIE)
Year built
1940
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
28,495 SF
Lot
0.36 ac (15,701 SF)
Zoning code
BU1
APN
NEWT S:33 B:010 L:0002A
UPID
US38-1391688
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
-
West Newton Cinema Cinema Theater & Performing Art Venue
-
Star Theatre Inc Cinema Theater & Performing Art Venue
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.60M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.60M
Owner & transaction history
West Newton Cinema Fndtn · 1 yrs held
West Newton Cinema Fndtn
since 2024
Last sale
$5.6M
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
$5,600,000
ML approach
$5,600,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$7,460,000
Change: 0% · Conversion: Difficult
OFFICE BUILDING
$4,400,000
Change: 0% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,970,000
Change: 0% · Conversion: Difficult
RESTAURANT
$3,665,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$5.60M
Range $5.04M – $6.16M · ±10% · vs last sale $5.60M (Aug 27 2024)
Last sale anchor
$5.60M
Aug 27 2024
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
$197 / 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
$55,987
Tax year 2024
Assessed value
$3,054,400
Assessed 2024
Previous assessed
$3,054,400
+0.0% YoY
Effective rate
1.83%
On assessed value
Assessed land
$843,600
Assessed improvement
$2,210,800
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
Theaters & concert halls
Use group
THEATER (MOVIE)
Status
Off-Market
Year built
1940
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
STEAM
Cooling
YES
Buildings
1
Stories
2
Units
1
Rooms
4
Bathrooms
4
Total area
28,495 SF
Lot
0.36 ac (15,701 SF)
Zoning code
BU1
APN
NEWT S:33 B:010 L:0002A
UPID
US38-1391688
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
COMMERCIAL (GENERAL)
Est. value
$7.5M
OFFICE BUILDING
Est. value
$4.4M
AUTO REPAIR, GARAGE
Est. value
$4.0M
RESTAURANT
Est. value
$3.7M
COMMERCIAL (GENERAL)
OFFICE BUILDING
AUTO REPAIR, GARAGE
RESTAURANT
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
1940
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
STEAM
Cooling
Yes
Stories
2
Buildings
1
Units
1
Rooms
4
Bathrooms
4
Lot
0.36 ac
Current owner
From public records · entity-resolved
West Newton Cinema Fndtn
Individual
Mailing address
1296 WASHINGTON ST STE #2150, WEST NEWTON, MA 02465-2001
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
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
Aug 27, 2024
$5,600,000
West Newton Cinema Fndtn
Madison Queens-guy Brewer
Quit Claim Arm's Length For Ne States
$1,000,000 · Village Bank
Aug 17, 2022
$5,600,000
Madison Queens Guy Brewer
Star Theatres INC
Quit Claim Arm's Length For Ne States
$13,065,000 · Needham Bank
Dec 28, 2007
—
Star Theatres INC
—
Deed Of Trust
related
$1,800,000 · Gary Needham
Feb 7, 2003
—
Star Theatres INC
—
Deed Of Trust
related
$1,125,000 · Sovereign Bank
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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