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Property profile & analytics
OFF-MARKET
Estimated value
$3,330,000
Office buildings
154 Wls Ave Newton, MA 02459-3347
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US38-0877215
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1970
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
10,686 SF
Lot
1 ac (43,560 SF)
Zoning code
LMD
APN
NEWT S:84 B:034A L:0005A
UPID
US38-0877215
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
$3.12M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.76M
Blend (final)
Blend
$3.33M
Owner & transaction history
Stonestar Wells LLC · 4 yrs held
Stonestar Wells LLC
since 2021
Last sale
$3.4M
5 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
$3,075,000
ML approach
$3,120,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$3,260,000
Current use
COMMERCIAL (GENERAL)
$4,495,000
Change: +38% · Conversion: Easy
RESTAURANT
$3,100,000
Change: -5% · Conversion: Moderate
AUTO REPAIR, GARAGE
$3,010,000
Change: -8% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$2,960,000
Change: -9% · Conversion: Difficult
RETAIL STORES
$2,880,000
Change: -12% · Conversion: Moderate
Blend value · Realmo final
$3.33M
Range $3.00M – $3.66M · ±10% · vs last sale $3.35M (Dec 23 2021)
Last sale anchor
$3.35M
Dec 23 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
$312 / 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
$58,333
Tax year 2024
Assessed value
$3,182,400
Assessed 2024
Previous assessed
$3,032,400
+4.9% YoY
Effective rate
1.83%
On assessed value
Assessed land
$845,100
Assessed improvement
$2,337,300
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
1970
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Units
9
Rooms
12
Bathrooms
3
Total area
10,686 SF
Lot
1 ac (43,560 SF)
Zoning code
LMD
APN
NEWT S:84 B:034A L:0005A
UPID
US38-0877215
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
RESTAURANT
Est. value
$3.1M
AUTO REPAIR, GARAGE
Est. value
$3.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.0M
RETAIL STORES
Est. value
$2.9M
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
1970
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Units
9
Rooms
12
Bathrooms
3
Lot
1 ac
Current owner
From public records · entity-resolved
Stonestar Wells LLC
Entity
Mailing address
154 WLS AVE, NEWTON, MA 02459-3347
Mailing matches property
Yes
Owner-occupied
Yes
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 23, 2021
$3,350,000
Stonestar Wells LLC
154 Wells Avenue LLC
Quit Claim Arm's Length For Ne States
$2,200,000 · Reading Cooperative Bank
Feb 15, 2018
$2,700,000
154 Wells Avenue LLC
154 Wells Associates L
Quit Claim Arm's Length For Ne States
$2,025,000 · Boston Private Bank & Trust
Jul 11, 2005
—
154 Wells Assoc LLC
—
Deed Of Trust
related
$700,667 · Joan Poorvu
May 11, 2000
—
154 Wells Assocs LLC
—
Deed Of Trust
related
$1,012,000 · Brookline Savings Bank
Dec 19, 1991
$601,000
Fernando RT
University Bank
Grant Deed
$521,000 · Cooperative 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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