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Property profile & analytics
OFF-MARKET
Investment properties
189 Carlton Rd Waban, MA 02468-1825
Individually Owned
14-yr Hold
Property ID
US38-0936280
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1943
Construction
CONCRETE
Total area
1,870 SF
Lot
0.19 ac (8,320 SF)
Zoning code
SR2
APN
NEWT S:55 B:035 L:0003
UPID
US38-0936280
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
by Request
Owner & transaction history
Serge Safar · 14 yrs held
Serge Safar
since 2012
7 recorded transactions
Zoning & alternative use
SR2 · Waban, 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 Waban submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Waban 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
—
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
Assessed value
$1,384,100
Assessed 2024
Previous assessed
$1,259,900
+9.9% YoY
Assessed land
$1,233,300
Assessed improvement
$150,800
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1943
Construction
CONCRETE
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Units
1
Rooms
7
Bathrooms
3
Total area
1,870 SF
Lot
0.19 ac (8,320 SF)
Zoning code
SR2
APN
NEWT S:55 B:035 L:0003
UPID
US38-0936280
Jurisdiction
NEWTON
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
SR2 · Waban, MA
Zoning SR2 · permitted uses
SR2 · Waban, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Waban. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1943
Construction
CONCRETE
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Units
1
Rooms
7
Bathrooms
3
Lot
0.19 ac
Current owner
From public records · entity-resolved
Serge Safar
Individual
Mailing address
PO BOX 45, NEWTON CENTRE, MA 02459
Ownership since
2012
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 15, 2012
$730,000
Serge Safar
Steele,christopher
Grant Deed
$511,000 · First Republic Bank
Apr 29, 2004
$647,500
Christopher Steele
Ganem,glenda H
Grant Deed
$485,625 · Washington Mutual Bank
Feb 7, 2003
—
Glenda H Ganem
—
Deed Of Trust
related
$114,800 · Boston Federal Savings Bank
Jul 9, 2002
—
M Christine Breslin
—
Deed Of Trust
related
$377,000 · Homevest Mortgage Corp
Oct 20, 1999
—
Glenda H Ganem
—
Deed Of Trust
related
$31,800 · Providian National Bank
Apr 5, 1999
—
Glenda H Ganem
—
Deed Of Trust
related
$305,500 · Homevest Mortgage Corp
Nov 30, 1998
$375,000
Glenda H Ganem
Almquist,david E
Grant Deed
$298,400 · Homevest Mortgage Corp
Jan 23, 1991
—
David E Almquist
—
Deed Of Trust
related
$70,000 · Lexington Savings Bank
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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