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Property profile & analytics
OFF-MARKET
Estimated value
$2,400,000
Office buildings
20 Freeman Pl Needham, MA 02492-2418
Individually Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US38-1533513
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1925
Total area
4,616 SF
Lot
0.13 ac (5,615 SF)
Zoning code
CS
APN
NEED M:046.0 B:0037 L:0000.0
UPID
US38-1533513
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
-
David A Levy CPA PC Accounting Firm
-
Freeman Financial LLC Bank Credit Union
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.40M
CAP Approach
CAP
$1.66M
Comparable Approach
Comparable
$2.09M
Blend (final)
Blend
$2.40M
Owner & transaction history
Beth Israel Deaconess Hos · 1 yrs held
Beth Israel Deaconess Hos
since 2024
Last sale
$2.4M
5 recorded transactions
Zoning & alternative use
CS · 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
$2,400,000
ML approach
$2,400,000
CAP Approach
CAP Return
Estimation
6%
$1,800,000
6.5%
$1,660,000
7%
$1,545,000
Blend value · Realmo final
$2.40M
Range $2.16M – $2.64M · ±10% · vs last sale $2.40M (Oct 7 2024)
Last sale anchor
$2.40M
Oct 7 2024
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
$520 / 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
$15,560
Tax year 2024
Assessed value
$633,300
Assessed 2024
Previous assessed
$633,300
+0.0% YoY
Effective rate
2.46%
On assessed value
Assessed land
$450,700
Assessed improvement
$182,600
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
Off-Market
Year built
1925
Heating
NONE
Buildings
2
Total area
4,616 SF
Lot
0.13 ac (5,615 SF)
Zoning code
CS
APN
NEED M:046.0 B:0037 L:0000.0
UPID
US38-1533513
Jurisdiction
NEEDHAM
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
CS · Needham, MA
Zoning CS · permitted uses
CS · 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.
Building & site characteristics
From public records
Year built
1925
Heating
NONE
Buildings
2
Lot
0.13 ac
Current owner
From public records · entity-resolved
Beth Israel Deaconess Hos
Individual
Free & Clear · 1 yrs held
Mailing address
148 CHESTNUT ST, NEEDHAM, MA 02492-2505
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 7, 2024
$2,400,000
Beth Israel Deaconess Hos
Dasuco Freeman Place RT
Quit Claim Arm's Length For Ne States
—
May 8, 2015
$795,000
Dasuco,freeman Place Realty Trust
Freeman Place Realty Trust
Quit Claim Deed
related
$500,000 · Bank Of America
Mar 27, 2013
—
Freeman Place RT
—
Deed Of Trust
related
$805,000 · Sovereign Bank
Aug 10, 2012
$625,000
Freeman Place RT
Polayes Adele T Est
Grant Deed
—
Aug 10, 2012
$1
Gregory H Birne
20 Freeman Place RT
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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