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Property profile & analytics
OFF-MARKET
Estimated value
$21,390,000
Office buildings
235241 Washington St, Newton, MA 02458-1637
Entity Owned
16-yr Hold
Free & Clear
Property ID
US38-0976244
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1988
Construction
CONCRETE
Total area
140,228 SF
Lot
1.37 ac (59,714 SF)
Zoning code
BU1
APN
NEWT S:71 B:007 L:0002
UPID
US38-0976244
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
$21.39M
Owner & transaction history
Rmr West LLC · 16 yrs held
Rmr West LLC
since 2009
4 recorded transactions
Zoning & alternative use
BU1 · 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$153 / 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
$520,654
Tax year 2024
Assessed value
$28,404,500
Assessed 2024
Previous assessed
$28,834,700
-1.5% YoY
Effective rate
1.83%
On assessed value
Assessed land
$1,879,800
Assessed improvement
$26,524,700
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 buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1988
Construction
CONCRETE
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
3
Units
20
Rooms
18
Bathrooms
6
Total area
140,228 SF
Lot
1.37 ac (59,714 SF)
Zoning code
BU1
APN
NEWT S:71 B:007 L:0002
UPID
US38-0976244
Jurisdiction
NEWTON
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
BU1 · Newton, MA
Zoning BU1 · permitted uses
BU1 · 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.
Building & site characteristics
From public records
Year built
1988
Construction
CONCRETE
Heating
FORCED AIR
Cooling
Yes
Stories
3
Buildings
1
Units
20
Rooms
18
Bathrooms
6
Lot
1.37 ac
Current owner
From public records · entity-resolved
Rmr West LLC
Entity
Free & Clear · 16 yrs held
Mailing address
255 WASHINGTON ST STE #270, NEWTON, MA 02458-1634
Ownership since
2009
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 13, 2009
$17,150,000
Rmr West LLC
2 Newton Place Acqu LLC
Grant Deed
—
Apr 14, 2006
—
2 Newt Pl Acquisition LLC
—
Deed Of Trust
related
$15,000,000 · Mass Mutual Life Co
Jun 1, 2001
—
Newton Pl Acquisitio
—
Deed Of Trust
related
$7,915,000 · Zuckerman Family Nomi
Dec 15, 2000
$25,900,000
Newton Pl Acquistn
Light St Ptrs LLP
Grant Deed
$18,200,000 · Fleet National 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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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