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Property profile & analytics
OFF-MARKET
Estimated value
$645,000
Retail space
260 Washington St, Westwood, MA 02090-1330
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US38-0371335
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1956
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
3,360 SF
Lot
0.17 ac (7,423 SF)
APN
WWOO M:023 B:000 L:186
UPID
US38-0371335
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
$425k
CAP Approach
CAP
$880k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$645k
Owner & transaction history
Alpha Wonder LLC · 1 yrs held
Alpha Wonder LLC
since 2025
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$985,000
+0.2%
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 Westwood submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Westwood 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
$425,000
CAP Approach
CAP Return
Estimation
6%
$955,000
6.5%
$880,000
7%
$815,000
Alternative Use
Use
Estimation
RETAIL STORES
$985,000
Current use
OFFICE BUILDING
$985,000
Change: +0% · Conversion: Easy
COMMERCIAL (GENERAL)
$860,000
Change: -13% · Conversion: Easy
Blend value · Realmo final
$645k
Range $581k – $710k · ±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
$192 / 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
$14,813
Tax year 2024
Assessed value
$600,200
Assessed 2024
Previous assessed
$561,200
+6.9% YoY
Effective rate
2.47%
On assessed value
Assessed land
$324,100
Assessed improvement
$276,100
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1956
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
1
Bathrooms
3
Total area
3,360 SF
Lot
0.17 ac (7,423 SF)
APN
WWOO M:023 B:000 L:186
UPID
US38-0371335
Jurisdiction
WESTWOOD
Metro division
BOSTON-QUINCY, 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
RETAIL STORES Current
Est. value
$985,000
OFFICE BUILDING
Est. value
$985,000
COMMERCIAL (GENERAL)
Est. value
$860,000
RETAIL STORES Current
OFFICE BUILDING
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
1956
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
1
Bathrooms
3
Lot
0.17 ac
Current owner
From public records · entity-resolved
Alpha Wonder LLC
Entity
Mailing address
258 WASHINGTON ST, WESTWOOD, MA 02090-1330
Ownership since
2025
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, 2025
$1,300,000
Alpha Wonder LLC
S&r RT
Deed
$400,000 · Az Consulting LLC
Oct 16, 2019
—
Rocco J Dantona Ret
—
Deed
related
$85,000 · Needham Bank
Aug 27, 2019
—
S&r RT
—
Deed
related
$165,000 · Needham Bank
Oct 24, 2016
—
S&r RT
—
Deed
related
$26,500 · Mansfield Cooperative Bank
Aug 20, 2012
—
S RT
—
Deed Of Trust
related
$155,000 · Mansfield Capital Bank
Aug 16, 2002
—
S RT
—
Deed Of Trust
related
$290,000 · Mansfield Capital Bank
Sep 15, 1997
$295,000
S RT
Lipsky,nancy
Grant Deed
—
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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