Entity Owned 
For Lease
1 / 2
$58,625,000
160 Gould St, Needham, MA 02494
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Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1987
Total area
146,199 SF
Lot
4.13 ac (180,012 SF)
Zoning code
IND1
APN
NEED M:079.0 B:0008 L:0000.0
UPID
US38-0493219
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Insurance Agency
-
Insurance Agency
-
Financial Advisor
-
Loan Service Bank
-
Financial Advisor
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$52.65M
Comparable Approach
Comparable
$74.68M
Blend (final)
Blend
$58.63M
Owner & transaction history
since 2025
4 recorded transactions
Zoning & alternative use
IND1 · Needham, MA
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 5 comparables with addresses
2 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
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Summary
1
Valuation conclusion
Included free
Estimated market value
$58.63M
Value range
$52.76M – $64.49M
±10% around blend
Estimated value / SF
$401 / SF
Confidence
High
5 county-verified comps
Property data
88
Market benchmarks
67
Comparable evidence
50
$52.76M
blend $58.63M
$64.49M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
146,199 SF
Lot area
4.13 ac
Year built
1987
APN
NEED M:079.0 B:0008 L:0000.0
Zoning
IND1
Assessed value
$24,325,300
Annual tax
$597,673
3
Income approach: direct capitalization
Partial preview
Income approach indication
$52.65M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$57.04M
@ 6.5% CAP return
$52.65M
@ 7% CAP return
$48.89M
4
Sales comparison
Partial preview
Sales approach indication
$22.26M
Weighted, 5 comps · high confidence
Evidence
5 found · 5 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
9.3 mi away · 120,000 SF
9.4 mi away · 177,776 SF
9.7 mi away · 186,868 SF
13.2 mi away · 110,721 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$58.63M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 37 sales
$503
-20%
County 351 sales
$293
+37%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $401/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 5 sales
Market rates by use type
PDF export
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$24.33M
Move the market yield to see immediate price impact.
Value / SF
$166
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$1.53M
$30.65M
$21.89M
$17.03M
$1.70M
$34.06M
$24.33M
$18.92M
$1.87M
$37.46M
$26.76M
$20.81M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
5 found
High confidence · county-verified
Closest comparable
$23.00M
9.2 mi · Mar 2026 · $157/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$597,673
Tax year 2024
Assessed value
$24,325,300
Assessed 2024
Previous assessed
$21,758,600
+11.8% YoY
Effective rate
2.46%
On assessed value
Assessed land
$8,480,400
Assessed improvement
$15,844,900
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING
Status
For Lease
Year built
1987
Heating
NONE
Cooling
YES
Buildings
2
Total area
146,199 SF
Lot
4.13 ac (180,012 SF)
Zoning code
IND1
APN
NEED M:079.0 B:0008 L:0000.0
UPID
US38-0493219
Jurisdiction
NEEDHAM
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
IND1 · Needham, MAZoning IND1 · permitted uses
IND1 · Needham, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1987
Heating
NONE
Cooling
Yes
Buildings
2
Lot
4.13 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
IND1
Jurisdiction
Needham, MA
Recorded code
IND1
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for IND1 in Needham, MA.
What opens after registration
Zoning profile
Official documentVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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