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Property profile & analytics
OFF-MARKET
Estimated value
$605,000
Office Spaces
23 Shr Rd, Winchester, MA 01890-2821
Individually Owned
18-yr Hold
~
Est. High Equity
Property ID
US38-1052872
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
2002
Construction
STEEL FRAME
Total area
2,306 SF
Lot
0.12 ac (5,227 SF)
APN
WINC M:009 B:0271 L:0
UPID
US38-1052872
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
-
Marino & Marino, P.C., Attorneys at Law Law Firm
-
Diane Patalano-Long Law Office Law Firm
-
Freya Financial Services Financial Advisor
-
Access National Mortgage Loan Service Bank
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$563k
Blend (final)
Blend
$605k
Owner & transaction history
Marino,gerard M Tr · 18 yrs held
Marino,gerard M Tr
since 2008
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$650,000
+28.6%
Neighborhood: shopping center
$640,000
+26.6%
Retail stores
$620,000
+23.2%
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 Winchester submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Winchester 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
$505,000
Current use
AUTO REPAIR, GARAGE
$650,000
Change: +29% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$640,000
Change: +27% · Conversion: Difficult
RETAIL STORES
$620,000
Change: +23% · Conversion: Moderate
COMMERCIAL (GENERAL)
$595,000
Change: +18% · Conversion: Easy
Blend value · Realmo final
$605k
Range $545k – $666k · ±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
$262 / 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
$9,628
Tax year 2024
Assessed value
$890,700
Assessed 2024
Previous assessed
$890,700
+0.0% YoY
Effective rate
1.08%
On assessed value
Assessed improvement
$890,700
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
Office Spaces
Use group
CONDOMINIUM OFFICES
Status
Off-Market
Year built
2002
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
1
Rooms
2
Bathrooms
2
Total area
2,306 SF
Lot
0.12 ac (5,227 SF)
APN
WINC M:009 B:0271 L:0
UPID
US38-1052872
Jurisdiction
WINCHESTER
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$505,000
AUTO REPAIR, GARAGE
Est. value
$650,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$640,000
RETAIL STORES
Est. value
$620,000
COMMERCIAL (GENERAL)
Est. value
$595,000
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
COMMERCIAL (GENERAL)
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
2002
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
1
Rooms
2
Bathrooms
2
Lot
0.12 ac
Current owner
From public records · entity-resolved
Marino,gerard M Tr
Individual
Mailing address
23 SHR RD, WINCHESTER, MA 01890-2821
Ownership since
2008
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
Nov 14, 2013
—
Shore T Waterfield
—
Deed Of Trust
related
$600,000 · Winchester Savings Bank
May 9, 2008
$745,000
Marino,gerard M Tr
Aberjona Commons LLC
Grant Deed
$572,500 · Cambridge Savings Bank
Jun 3, 2002
—
Winchester Pl LLC
—
Deed Of Trust
related
$5,500,000 · Century Bank & Trust Co
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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