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Property profile & analytics
OFF-MARKET
Estimated value
$2,965,000
Office Spaces
19 Needham St 5 Newton, MA 02461-1624
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US38-0842513
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
1940
Total area
12,762 SF
Lot
2.51 ac (109,399 SF)
Zoning code
MU1
APN
NEWT S:51 B:028 L:0025D
UPID
US38-0842513
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
-
Professional Physical and Hand Therapy Medical Clinic
-
Massachussetts Adoption Resource Exchange, Inc. (MARE) Adoption Agency
-
Another Age Productions Marketing & Advertising Advertising Agency
-
CAITLIN SHERIDAN Physician
-
ALICIA JEAN BURILLO Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.40M
Blend (final)
Blend
$2.97M
Owner & transaction history
Ubc 5 Equity Partners LLC · 8 yrs held
Ubc 5 Equity Partners LLC
since 2017
3 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
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$3,895,000
Current use
RESTAURANT
$3,705,000
Change: -5% · Conversion: Moderate
AUTO REPAIR, GARAGE
$3,590,000
Change: -8% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$3,535,000
Change: -9% · Conversion: Difficult
RETAIL STORES
$3,440,000
Change: -12% · Conversion: Moderate
Blend value · Realmo final
$2.97M
Range $2.67M – $3.26M · ±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
$232 / 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
$50,739
Tax year 2024
Assessed value
$2,768,100
Assessed 2024
Previous assessed
$2,892,800
-4.3% YoY
Effective rate
1.83%
On assessed value
Assessed improvement
$2,768,100
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 Spaces
Use group
CONDOMINIUM OFFICES
Status
Off-Market
Year built
1940
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
2
Rooms
20
Bathrooms
6
Total area
12,762 SF
Lot
2.51 ac (109,399 SF)
Zoning code
MU1
APN
NEWT S:51 B:028 L:0025D
UPID
US38-0842513
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.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$3.9M
RESTAURANT
Est. value
$3.7M
AUTO REPAIR, GARAGE
Est. value
$3.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.5M
RETAIL STORES
Est. value
$3.4M
OFFICE BUILDING Current
RESTAURANT
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
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
1940
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
2
Rooms
20
Bathrooms
6
Lot
2.51 ac
Current owner
From public records · entity-resolved
Ubc 5 Equity Partners LLC
Entity
Mailing address
150 E 58TH ST STE #2000, NEW YORK, NY 10155-2000
Ownership since
2017
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
Aug 10, 2017
$3,750,000
Ubc 5 Equity Partners LLC
Ubc Equity Partners LLC
Quit Claim Deed
$2,700,000 · Washington Tr Co
Nov 13, 2006
$2,472,300
Kskim Ubc Equty Prtnr LLC
Alexakos,panos
Grant Deed
—
Nov 13, 2006
$1
Panos Alexakos
Ubc Equity Prtnrs LLC
Grant Deed
related
—
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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