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Property profile & analytics
OFF-MARKET
Estimated value
$5,485,000
Retail space
188-192 Needham St Newton, MA 02464
Entity Owned
27-yr Hold
Free & Clear
Property ID
US38-1469191
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1960
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
41,476 SF
Lot
2.27 ac (98,677 SF)
Zoning code
MU1
APN
NEWT S:83 B:028 L:0084
UPID
US38-1469191
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
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.49M
Owner & transaction history
188 Needham St. LP · 27 yrs held
188 Needham St. LP
since 1999
7 recorded transactions
Zoning & alternative use
MU1 · 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$132 / 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
$183,478
Tax year 2024
Assessed value
$10,009,700
Assessed 2024
Previous assessed
$9,421,500
+6.2% YoY
Effective rate
1.83%
On assessed value
Assessed land
$4,148,400
Assessed improvement
$5,861,300
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1960
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
RADIANT
Cooling
YES
Buildings
1
Stories
1
Units
9
Rooms
9
Bathrooms
10
Total area
41,476 SF
Lot
2.27 ac (98,677 SF)
Zoning code
MU1
APN
NEWT S:83 B:028 L:0084
UPID
US38-1469191
Jurisdiction
NEWTON
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
MU1 · Newton, MA
Zoning MU1 · permitted uses
MU1 · 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
1960
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
RADIANT
Cooling
Yes
Stories
1
Buildings
1
Units
9
Rooms
9
Bathrooms
10
Lot
2.27 ac
Current owner
From public records · entity-resolved
188 Needham St. LP
Entity
Free & Clear · 27 yrs held
Mailing address
188 NEEDHAM ST STE #255, NEWTON, MA 02464-1563
Ownership since
1999
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 4, 2013
—
188 Needham Street LP
—
Deed Of Trust
related
$7,500,000 · Cambridge Trust Co
Aug 7, 2003
—
Nikki J Borman
—
Deed Of Trust
related
$372,000 · Homevest Mortgage Corp
Aug 6, 2003
—
Arkady Trestman
—
Deed Of Trust
related
$160,000 · Homevest Mortgage Corp
Oct 4, 2001
—
188 Needham St INC
—
Deed Of Trust
related
$5,500,000 · Century Bank & Trust Co
Feb 14, 2001
—
Robert Bramanti
—
Deed Of Trust
related
$125,000 · Homevest Mortgage Corp
Nov 20, 2000
—
Hiep V Huynh
—
Deed Of Trust
related
$200,000 · Homevest Mortgage Corp
Oct 16, 2000
—
Lena A Scrima
—
Deed Of Trust
related
$192,000 · Homevest Mortgage Corp
May 7, 1999
$40,000
188 Needham St. LP
New England Industrl T
Grant Deed
—
Nov 10, 1994
—
188 Needham St. LP
—
Deed Of Trust
related
$5,600,000 · John Hancock Mutual Life Ins
Sep 30, 1992
$4,000,000
188 Needham St.
Financial Invest Corp
Grant Deed
$3,890,000 · Guaranty First Tr Co
May 8, 1991
$4,000,000
Financial Investment
Needham St 188 RT
Grant Deed
related
—
Apr 29, 1988
—
Needham St. 188 RT
—
Deed Of Trust
related
$5,500,000 · Guaranty Bank
Nov 12, 1987
$2,018,000
Needham St. 188 RT
Anchor Group INC
Grant Deed
$3,000,000 · Guaranty First Tr 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.
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