189-193 Adams St Newton, MA 02458
Individually Owned
4-yr Hold
Free & Clear
Estimated value (blended)
$975k
Range $878k – $1.07M (±10%)
Property ID
US38-1744048
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1930
Total area
3,788 SF
Lot
0.21 ac (9,193 SF)
Zoning code
BU2
APN
NEWT S:14 B:015 L:0039
UPID
US38-1744048
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$960k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$975k
Owner & transaction history
since 2022
4 recorded transactions
Zoning & alternative use
BU2 · Newton, MA
Zoning description
The intent of the zone to promote business uses
General category
COMMERCIAL
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.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 6 comparables with addresses
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$975k
Value range
$878k – $1.07M
±10% around blend
Estimated value / SF
$257 / SF
Confidence
High
6 county-verified comps
Property data
63
Market benchmarks
67
Comparable evidence
60
$878k
blend $975k
$1.07M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
3,788 SF
Lot area
0.21 ac
Year built
1930
APN
NEWT S:14 B:015 L:0039
Assessed value
$1,613,600
3
Income approach: direct capitalization
Partial preview
Income approach indication
$960k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$1.04M
@ 6.5% CAP return
$960k
@ 7% CAP return
$895k
4
Sales comparison
Partial preview
Sales approach indication
$2.29M
Weighted, 6 comps · high confidence
Evidence
6 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
0.2 mi away · 3,280 SF
1.3 mi away · 3,794 SF
1.8 mi away · 2,827 SF
2.0 mi away · 3,248 SF
2.9 mi away · 4,250 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$975k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 58 sales
$421
-39%
County 830 sales
$258
0%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $257/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
Not available
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
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.
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 6 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
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$1.61M
Move the market yield to see immediate price impact.
Value / SF
$426
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%
$102k
$2.03M
$1.45M
$1.13M
$113k
$2.26M
$1.61M
$1.26M
$124k
$2.48M
$1.77M
$1.38M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
6 found
High confidence · county-verified
Closest comparable
$1.20M
0.2 mi · Mar 2026 · $394/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Assessed value
$1,613,600
Assessed 2024
Previous assessed
$1,514,800
+6.5% YoY
Assessed land
$768,400
Assessed improvement
$845,200
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1930
Heating
NONE
Cooling
YES
Buildings
2
Units
2
Total area
3,788 SF
Lot
0.21 ac (9,193 SF)
Zoning code
BU2
APN
NEWT S:14 B:015 L:0039
UPID
US38-1744048
Jurisdiction
NEWTON
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
BU2 · Newton, MAZoning BU2 · permitted uses
BU2 · Newton, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
The intent of the zone to promote business uses
General category
COMMERCIAL
Building & site characteristics
From public records
Year built
1930
Heating
NONE
Cooling
Yes
Buildings
2
Units
2
Lot
0.21 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
BU2
COMMERCIAL
Jurisdiction
Newton, MA
Recorded code
BU2
Official district
BU2
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for BU2 in Newton, MA.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
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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