Entity Owned Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1982
Total area
22,866 SF
Lot
0.72 ac (31,363 SF)
Zoning code
H128
APN
NEED M:074.0 B:0011 L:0000.0
UPID
US38-2310340
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Interior Design Home Decor Store
-
Insurance Agency
-
Take-out & Catering Fish Market
-
Insurance Agency
-
Financial Advisor
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$8.24M
Comparable Approach
Comparable
$8.15M
Blend (final)
Blend
$7.23M
Owner & transaction history
since 2022
1 recorded transaction
Zoning & alternative use
H128 · Needham, MA
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.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 5 comparables with addresses
2 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$7.23M
Value range
$6.50M – $7.95M
±10% around blend
Estimated value / SF
$316 / SF
Confidence
High
5 county-verified comps
Property data
88
Market benchmarks
67
Comparable evidence
50
$6.50M
blend $7.23M
$7.95M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
22,866 SF
Lot area
0.72 ac
Year built
1982
APN
NEED M:074.0 B:0011 L:0000.0
Zoning
H128
Assessed value
$2,653,500
Annual tax
$65,196
3
Income approach: direct capitalization
Partial preview
Income approach indication
$8.24M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$8.92M
@ 6.5% CAP return
$8.24M
@ 7% CAP return
$7.65M
4
Sales comparison
Partial preview
Sales approach indication
$6.01M
Weighted, 5 comps · high confidence
Evidence
5 found · 5 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
5.8 mi away · 18,512 SF
5.8 mi away · 20,738 SF
8.5 mi away · 16,716 SF
9.0 mi away · 16,254 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$7.23M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 37 sales
$503
-37%
County 351 sales
$293
+8%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $316/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
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
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.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 5 sales
Market rates by use type
PDF export
Professional Plan · 30 reports
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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$2.65M
Move the market yield to see immediate price impact.
Value / SF
$116
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%
$167k
$3.34M
$2.39M
$1.86M
$186k
$3.71M
$2.65M
$2.06M
$204k
$4.09M
$2.92M
$2.27M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
5 found
High confidence · county-verified
Closest comparable
$6.60M
4.9 mi · Jan 2026 · $360/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$65,196
Tax year 2024
Assessed value
$2,653,500
Assessed 2024
Previous assessed
$2,527,100
+5.0% YoY
Effective rate
2.46%
On assessed value
Assessed land
$762,900
Assessed improvement
$1,890,600
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1982
Buildings
2
Total area
22,866 SF
Lot
0.72 ac (31,363 SF)
Zoning code
H128
APN
NEED M:074.0 B:0011 L:0000.0
UPID
US38-2310340
Jurisdiction
NEEDHAM
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
H128 · Needham, MAZoning H128 · permitted uses
H128 · Needham, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1982
Buildings
2
Lot
0.72 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
H128
Jurisdiction
Needham, MA
Recorded code
H128
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for H128 in Needham, MA.
What opens after registration
Zoning profile
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.
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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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