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Property profile & analytics
OFF-MARKET
Estimated value
$705,000
Specialty properties
160 Wls Ave Newton, MA 02459-3302
Individually Owned
6-yr Hold
~
Est. High Equity
Property ID
US38-0909825
Property profile
Verified
Property type
Specialty properties
Use group
CHARITABLE ORGANIZATION
Year built
1970
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
19,106 SF
Lot
1.75 ac (76,230 SF)
Zoning code
LMD
APN
NEWT S:84 B:034A L:0004
UPID
US38-0909825
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
$430k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$980k
Blend (final)
Blend
$705k
Owner & transaction history
Hospice Of Good Sheperd · 6 yrs held
Hospice Of Good Sheperd
since 2019
7 recorded transactions
Zoning & alternative use
LMD · 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
by Request
ML approach
$430,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$705k
Range $635k – $776k · ±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
$37 / 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 2020Property tax & assessments
Tax year 2020
Tax billed
$70,124
Tax year 2020
Assessed value
$4,302,500
Assessed 2024
Previous assessed
$4,198,500
+2.5% YoY
Effective rate
1.63%
On assessed value
Assessed land
$1,507,100
Assessed improvement
$2,795,400
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
Specialty properties
Use group
CHARITABLE ORGANIZATION
Status
Off-Market
Year built
1970
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
1
Rooms
4
Bathrooms
4
Total area
19,106 SF
Lot
1.75 ac (76,230 SF)
Zoning code
LMD
APN
NEWT S:84 B:034A L:0004
UPID
US38-0909825
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.
Building & site characteristics
From public records
Year built
1970
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
1
Rooms
4
Bathrooms
4
Lot
1.75 ac
Current owner
From public records · entity-resolved
Hospice Of Good Sheperd
Individual
Mailing address
90 WLS AVE, NEWTON, MA 02459-3210
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 30, 2019
$5,150,000
Hospice Of Good Sheperd
Wellsriverpark RT
Quit Claim Arm's Length For Ne States
$5,120,000 · Village Bank
Feb 16, 2001
$4,451,400
Wells/riverpark RT
Wellsford/whitehall
Grant Deed
related
$2,523,000 · Zuckerman Family Nomi
May 20, 1998
$3,281,284
Wel Wh 1275 K St LLC
Newton Acquistion LLC
Grant Deed
$112,500,000 · Bankboston Development Co LLC
Dec 3, 1996
—
Newton Acquisition LLC
—
Deed Of Trust
related
$1,950,000 · Federal Savings Bank
Aug 6, 1996
$935,000
Newton Acquisition LLC
Saraceno,domenic J
Grant Deed
$935,000 · Federal Savings Bank
Dec 22, 1994
$1,410,000
Newton Acquisition LP
Saraceno,dominic J
Grant Deed
$1,000,000 · Zuckerman Family Nomi
May 29, 1987
—
Dominic J Saraceno
—
Deed Of Trust
related
$17,125,000 · Bank Of New England
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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