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Property profile & analytics
OFF-MARKET
Estimated value
$2,880,000
Office buildings
150 Wls Ave, Newton, MA 02459-3302
Entity Owned
10-yr Hold
~
Est. High Equity
Property ID
US38-0743941
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1972
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
10,377 SF
Lot
1 ac (43,560 SF)
Zoning code
LMD
APN
NEWT S:84 B:034A L:0005
UPID
US38-0743941
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.79M
Blend (final)
Blend
$2.88M
Owner & transaction history
Sriman LLC · 10 yrs held
Sriman LLC
since 2015
7 recorded transactions
Zoning & alternative use
LMD · Newton, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$4.4M
+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
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
$3,165,000
Current use
COMMERCIAL (GENERAL)
$4,365,000
Change: +38% · Conversion: Easy
RESTAURANT
$3,015,000
Change: -5% · Conversion: Moderate
AUTO REPAIR, GARAGE
$2,920,000
Change: -8% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$2,875,000
Change: -9% · Conversion: Difficult
RETAIL STORES
$2,795,000
Change: -12% · Conversion: Moderate
Blend value · Realmo final
$2.88M
Range $2.59M – $3.17M · ±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
$278 / 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
$58,784
Tax year 2024
Assessed value
$3,207,000
Assessed 2024
Previous assessed
$3,055,900
+4.9% YoY
Effective rate
1.83%
On assessed value
Assessed land
$845,100
Assessed improvement
$2,361,900
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
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
1
Units
1
Rooms
6
Bathrooms
2
Total area
10,377 SF
Lot
1 ac (43,560 SF)
Zoning code
LMD
APN
NEWT S:84 B:034A L:0005
UPID
US38-0743941
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
$3.2M
COMMERCIAL (GENERAL)
Est. value
$4.4M
RESTAURANT
Est. value
$3.0M
AUTO REPAIR, GARAGE
Est. value
$2.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.9M
RETAIL STORES
Est. value
$2.8M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
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
1972
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
1
Rooms
6
Bathrooms
2
Lot
1 ac
Current owner
From public records · entity-resolved
Sriman LLC
Entity
Mailing address
81 DEBORAH RD, NEWTON, MA 02459-2837
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 23, 2015
$3,115,000
Sriman LLC
Wellsriverpark Realty Trust
Quit Claim Deed
$1,000,000 · Rockland Tr
May 28, 2013
—
Wells Riverpark RT
—
Deed Of Trust
related
$14,900,000 · Brookline Savings Bank
May 30, 2003
—
Wells Riverpark RT
—
Deed Of Trust
related
$18,000,000 · Zuckerman Family Nomi
Feb 16, 2001
$1,681,200
Riverpark T Wells
Wellsford/whitehall
Grant Deed
related
$1,345,600 · Zuckerman Family Nomi
May 20, 1998
$1,251,303
Wel Wh 1275 K St LLC
150 Wells Ave RT
Grant Deed
$112,500,000 · Bankboston Development Co LLC
May 23, 1991
$700,000
University Bank NA
Wells Ave RT
Grant Deed
related
—
Sep 11, 1989
—
150 Wells Avenue RT
—
Deed Of Trust
related
$3,000,000 · Zuckerman Family Nomi
Apr 9, 1987
$1,040,000
150 Wells Ave RT
Cole,aaron H
Grant Deed
$800,000 · Olympic Int'l Bank & Trust
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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