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Property profile & analytics
FOR LEASE
Office buildings
18 Crawford St 2L Needham, MA 02494
Entity Owned
3-yr Hold
Free & Clear
Property ID
US38-2446013
For Lease
1 / 19
$3,800/Mo
18 Crawford St,Unit 2L, Needham, MA 02494
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Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1973
Total area
6,614 SF
Lot
0.18 ac (7,841 SF)
Zoning code
IND1
APN
NEED M:085.0 B:0052 L:0000.0
UPID
US38-2446013
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
Current use
Occupant on record · Public records
-
Needham Pilates and Fitness - Patti Forte Pilates and Fitness Gym & Fitness Center
-
Appraisals Unlimited, Inc. Real Estate Agency
-
OSTELIS Aesthetic Medical Center Spa & Massage Center Alternative Medicine Practice
-
Realplay Sports Field & Court Sports School
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.94M
CAP Approach
CAP
$2.38M
Comparable Approach
Comparable
$2.58M
Blend (final)
Blend
$1.96M
Owner & transaction history
18 Crawford St LLC · 3 yrs held
18 Crawford St LLC
since 2023
Last sale
$1.9M
3 recorded transactions
Zoning & alternative use
IND1 · 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
$2,050,000
ML approach
$1,935,000
CAP Approach
CAP Return
Estimation
6%
$2,580,000
6.5%
$2,380,000
7%
$2,210,000
Alternative Use
Use
Estimation
RESTAURANT
$2,840,000
Change: -15% · Conversion: Moderate
Blend value · Realmo final
$1.96M
Range $1.76M – $2.16M · ±10% · vs last sale $1.93M (Mar 16 2023)
Last sale anchor
$1.93M
Mar 16 2023
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
$296 / 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
$20,609
Tax year 2024
Assessed value
$838,800
Assessed 2024
Previous assessed
$755,900
+11.0% YoY
Effective rate
2.46%
On assessed value
Assessed land
$607,100
Assessed improvement
$231,700
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
For Lease
Year built
1973
Heating
NONE
Cooling
YES
Buildings
2
Total area
6,614 SF
Lot
0.18 ac (7,841 SF)
Zoning code
IND1
APN
NEED M:085.0 B:0052 L:0000.0
UPID
US38-2446013
Jurisdiction
NEEDHAM
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
IND1 · Needham, MA
Zoning IND1 · permitted uses
IND1 · 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
RESTAURANT
Est. value
$2.8M
RESTAURANT
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
1973
Heating
NONE
Cooling
Yes
Buildings
2
Lot
0.18 ac
Current owner
From public records · entity-resolved
18 Crawford St LLC
Entity
Free & Clear · 3 yrs held
Mailing address
18 CRAWFORD ST, NEEDHAM, MA 02494-2649
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 16, 2023
$1,925,000
18 Crawford St LLC
Jean LLC
Quit Claim Arm's Length For Ne States
—
Jul 1, 2003
$750,000
Jean LLC
Nacm New England INC
Grant Deed
$250,000 · Banknorth NA
Jan 4, 1995
$450,000
Nacm New England INC
Hardin Richard E & Son
Grant Deed
$360,000 · Gloucester Bank & Trust Co
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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