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Property profile & analytics
OFF-MARKET
Estimated value
$1,050,000
Office buildings
253 Riverview Ave Auburndale, MA 02466-1358
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US38-1408600
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1940
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
3,200 SF
Lot
0.18 ac (8,000 SF)
Zoning code
MAN
APN
NEWT S:41 B:032 L:0003
UPID
US38-1408600
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
-
Two Maids Hardware & Home Improvement
-
Micciantuono & Co Accounting Firm Tax Preparation
-
Weldon Chauffeured Transportation Car Rental Facility
-
Armstrong Michael A Accounting Firm Tax Preparation
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.05M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$802k
Blend (final)
Blend
$1.05M
Owner & transaction history
Quinn Construction Corp · 2 yrs held
Quinn Construction Corp
since 2024
Last sale
$1.1M
7 recorded transactions
Zoning & alternative use
MAN · Auburndale, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.3M
+37.9%
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 Auburndale submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Auburndale 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
$1,050,000
ML approach
$1,050,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$975,000
Current use
COMMERCIAL (GENERAL)
$1,345,000
Change: +38% · Conversion: Easy
AUTO REPAIR, GARAGE
$900,000
Change: -8% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$885,000
Change: -9% · Conversion: Difficult
RETAIL STORES
$865,000
Change: -12% · Conversion: Moderate
Blend value · Realmo final
$1.05M
Range $945k – $1.16M · ±10% · vs last sale $1.05M (Apr 30 2024)
Last sale anchor
$1.05M
Apr 30 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
$328 / 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
$12,107
Tax year 2024
Assessed value
$660,500
Assessed 2024
Previous assessed
$660,500
+0.0% YoY
Effective rate
1.83%
On assessed value
Assessed land
$380,600
Assessed improvement
$279,900
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
1940
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
STEAM
Cooling
YES
Buildings
1
Stories
1
Units
1
Rooms
2
Bathrooms
2
Total area
3,200 SF
Lot
0.18 ac (8,000 SF)
Zoning code
MAN
APN
NEWT S:41 B:032 L:0003
UPID
US38-1408600
Jurisdiction
NEWTON
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
MAN · Auburndale, MAZoning MAN · permitted uses
MAN · Auburndale, MA
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
$975,000
COMMERCIAL (GENERAL)
Est. value
$1.3M
AUTO REPAIR, GARAGE
Est. value
$900,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$885,000
RETAIL STORES
Est. value
$865,000
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
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
1940
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
STEAM
Cooling
Yes
Stories
1
Buildings
1
Units
1
Rooms
2
Bathrooms
2
Lot
0.18 ac
Current owner
From public records · entity-resolved
Quinn Construction Corp
Entity
Mailing address
253 RIVERVIEW AVE, AUBURNDALE, MA 02466-1358
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 30, 2024
$1,050,000
Quinn Construction Corp
253 Riverview Ave RT
Quit Claim Arm's Length For Ne States
$600,000 · Village Bank
Oct 2, 2013
—
253 Riverview Avenue RT
—
Deed Of Trust
related
$150,000 · Avidia Bank
Feb 19, 2008
—
253 Riverview Avenue RT
—
Deed Of Trust
related
$115,000 · Avidia Bank
May 18, 2007
—
253 Riverview Avenue RT
—
Deed Of Trust
related
$106,000 · Hudson Savings Bank
Jan 12, 2007
$500,000
253 Riverview Avenue RT
Packard Cove Assoc LLP
Grant Deed
$526,500 · Hudson Savings Bank
May 26, 2006
$1
Packard Cove Assoc LLP
Rumford RT
Grant Deed
—
May 26, 2006
—
Packard Cove Assoc LLP
—
Grant Deed
related
$1,600,000 · Hudson Savings 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.
Try Rey
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