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Property profile & analytics
OFF-MARKET
Estimated value
$1,505,000
Showrooms
155 Reservoir St Needham, MA 02494-3141
Individually Owned
13-yr Hold
~
Est. High Equity
Property ID
US38-0603730
Property profile
Verified
Property type
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Year built
1965
Total area
9,605 SF
Lot
0.51 ac (22,216 SF)
Zoning code
NB
APN
NEED M:081.0 B:0016 L:0000.0
UPID
US38-0603730
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
$1.43M
Comparable Approach
Comparable
$1.11M
Blend (final)
Blend
$1.51M
Owner & transaction history
155th Reservoir RT · 13 yrs held
155th Reservoir RT
since 2013
6 recorded transactions
Zoning & alternative use
NB · Needham, 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 Needham submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Needham 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%
$1,545,000
6.5%
$1,425,000
7%
$1,325,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,460,000
Current use
Blend value · Realmo final
$1.51M
Range $1.35M – $1.66M · ±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
$157 / 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
$40,936
Tax year 2024
Assessed value
$1,666,100
Assessed 2024
Previous assessed
$1,185,600
+40.5% YoY
Effective rate
2.46%
On assessed value
Assessed land
$760,500
Assessed improvement
$905,600
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
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Status
Off-Market
Year built
1965
Heating
NONE
Buildings
3
Total area
9,605 SF
Lot
0.51 ac (22,216 SF)
Zoning code
NB
APN
NEED M:081.0 B:0016 L:0000.0
UPID
US38-0603730
Jurisdiction
NEEDHAM
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
NB · Needham, MA
Zoning NB · permitted uses
NB · Needham, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Needham. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$2.5M
COMMERCIAL (GENERAL) Current
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
1965
Heating
NONE
Buildings
3
Lot
0.51 ac
Current owner
From public records · entity-resolved
155th Reservoir RT
Individual
Mailing address
919 GREAT PLN AVE, NEEDHAM, MA 02492-3031
Ownership since
2013
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
Jun 4, 2013
$1,250,000
155th Reservoir RT
Hobson Prop Inv LLC
Quit Claim Deed
$1,100,000 · Frederick M Hartman
Apr 13, 2011
$1,100,000
Hobson Prop Invest LLC
Tocci,david F
Grant Deed
$880,000 · Village Bank
Jul 27, 2009
—
David F Tocci
—
Deed Of Trust
related
$10,300,000 · Village Bank
Apr 10, 2008
—
David F Tocci
—
Deed Of Trust
related
$7,500,000 · Village Bank
Apr 12, 2006
—
David F Tocci
—
Deed Of Trust
related
$3,178,150 · Village Bank
Oct 13, 2000
$103,750
David F Tocci
Miller,richard P
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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