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Property profile & analytics
OFF-MARKET
Estimated value
$1,395,000
Specialty properties
249 Mt Vernon St, Newton, MA 02465-2518
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US38-0306999
Property profile
Verified
Property type
Specialty properties
Use group
CHARITABLE ORGANIZATION
Year built
1954
Construction
CONCRETE
Total area
4,192 SF
Lot
0.4 ac (17,272 SF)
Zoning code
SR2
APN
NEWT S:31 B:001 L:0007
UPID
US38-0306999
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
$1.38M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$847k
Blend (final)
Blend
$1.40M
Owner & transaction history
Advocates INC · 3 yrs held
Advocates INC
since 2023
Last sale
$1.5M
7 recorded transactions
Zoning & alternative use
SR2 · Newton, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.3M
+49.1%
Auto repair, garage
$1.2M
+37.5%
Neighborhood: shopping center
$1.2M
+35.4%
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
$1,295,000
ML approach
$1,375,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
CLUBS, LODGES, PROFESSIONAL ASSOCIATIONS
$860,000
Current use
OFFICE BUILDING
$1,280,000
Change: +49% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,180,000
Change: +37% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,160,000
Change: +35% · Conversion: Difficult
RETAIL STORES
$1,130,000
Change: +32% · Conversion: Difficult
Blend value · Realmo final
$1.40M
Range $1.26M – $1.53M · ±10% · vs last sale $1.45M (Jun 30 2023)
Last sale anchor
$1.45M
Jun 30 2023
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
$333 / 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
Assessed value
$1,471,300
Assessed 2024
Previous assessed
$1,471,300
+0.0% YoY
Assessed land
$1,205,500
Assessed improvement
$265,800
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
Specialty properties
Use group
CHARITABLE ORGANIZATION
Status
Off-Market
Year built
1954
Construction
CONCRETE
Heating
HOT WATER
Buildings
1
Stories
1
Units
6
Rooms
14
Bathrooms
3
Total area
4,192 SF
Lot
0.4 ac (17,272 SF)
Zoning code
SR2
APN
NEWT S:31 B:001 L:0007
UPID
US38-0306999
Jurisdiction
NEWTON
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
SR2 · Newton, MA
Zoning SR2 · permitted uses
SR2 · 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
CLUBS, LODGES, PROFESSIONAL ASSOCIATIONS Current
Est. value
$860,000
OFFICE BUILDING
Est. value
$1.3M
AUTO REPAIR, GARAGE
Est. value
$1.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.2M
RETAIL STORES
Est. value
$1.1M
CLUBS, LODGES, PROFESSIONAL ASSOCIATIONS Current
OFFICE BUILDING
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
1954
Construction
CONCRETE
Heating
HOT WATER
Stories
1
Buildings
1
Units
6
Rooms
14
Bathrooms
3
Lot
0.4 ac
Current owner
From public records · entity-resolved
Advocates INC
Entity
Mailing address
249 MT VERNON ST, WEST NEWTON, MA 02465-2518
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 3, 2023
—
Advocates INC
—
Deed
related
$1,160,000 · M & T Bank
Jun 30, 2023
$1,450,000
Advocates INC
Hopewell INC
Quit Claim Arm's Length For Ne States
—
Dec 16, 2016
—
Dare Family Services I
—
Deed
related
$174,506 · Newton Comm Dev Auth
Jul 1, 1994
—
Dare Family Serv INC
—
Deed Of Trust
related
$70,000 · Newton Community Dev Auth
Sep 7, 1993
$415,000
Dare Family Ser INC
Johnson,barbara C
Grant Deed
$332,000 · Cambridge Trust Co
Aug 23, 1993
—
Barbara C Johnson
—
Deed Of Trust
related
$130,000 · Zwi Kohorn
Jul 17, 1987
—
Barbara C Johnson
—
Deed Of Trust
related
$325,000 · Bay Colony Mortgage Co
Mar 19, 1987
—
Barbara C Johnson
—
Deed Of Trust
related
$100,459 · Sears Consumer Fin
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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