Entity Owned 
For Sale
1 / 18
$8,999,000
283 Melrose St, Newton, MA 02466
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Property summary
AI-generated overview
The property is located in Newton, Massachusetts, in Middlesex County, with access via routes that connect from Auburn or Commonwealth Avenue to Melrose Street.
Property profile
Verified
Property type
Other investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
2020
Construction
CONCRETE
Total area
20,046 SF
Lot
1.01 ac (43,783 SF)
Zoning code
MR1
APN
NEWT S:41 B:014 L:0010
UPID
US38-1175520
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.81M
Owner & transaction history
since 2018
4 recorded transactions
Zoning & alternative use
MR1 · Auburndale, MA
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 20 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$2.81M
Value range
$2.53M – $3.09M
±10% around blend
Estimated value / SF
$140 / SF
Confidence
High
20 county-verified comps
Property data
100
Market benchmarks
67
Comparable evidence
100
$2.53M
blend $2.81M
$3.09M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
20,046 SF
Lot area
1.01 ac
Year built
2020
Stories
2
APN
NEWT S:41 B:014 L:0010
Zoning
MR1
Assessed value
$3,588,800
Annual tax
$44,989
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$5.22M
Weighted, 20 comps · high confidence
Evidence
20 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
8.3 mi away · 17,230 SF
9.2 mi away · 14,903 SF
10.7 mi away · 19,176 SF
10.7 mi away · 19,176 SF
10.9 mi away · 19,440 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$2.81M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 58 sales
$421
-67%
County 830 sales
$258
-46%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $140/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 20 sales
Market rates by use type
PDF export
Professional Plan · 30 reports
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$3.59M
Move the market yield to see immediate price impact.
Value / SF
$179
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$226k
$4.52M
$3.23M
$2.51M
$251k
$5.02M
$3.59M
$2.79M
$276k
$5.53M
$3.95M
$3.07M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
20 found
High confidence · county-verified
Closest comparable
$12.00M
6.0 mi · Jan 2026 · $526/SF
Property tax & assessments
Tax year 2022Property tax & assessments
Tax year 2022
Tax billed
$44,989
Tax year 2022
Assessed value
$3,588,800
Assessed 2024
Previous assessed
$3,484,200
+3.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$1,569,200
Assessed improvement
$2,019,600
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Other investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
For Sale
Year built
2020
Construction
CONCRETE
Heating
HEAT PUMP
Cooling
YES
Buildings
1
Stories
2
Units
6
Rooms
24
Bathrooms
2
Total area
20,046 SF
Lot
1.01 ac (43,783 SF)
Zoning code
MR1
APN
NEWT S:41 B:014 L:0010
UPID
US38-1175520
Jurisdiction
NEWTON
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
MR1 · Auburndale, MAZoning MR1 · permitted uses
MR1 · Auburndale, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
2020
Construction
CONCRETE
Heating
HEAT PUMP
Cooling
Yes
Stories
2
Buildings
1
Units
6
Rooms
24
Bathrooms
2
Lot
1.01 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
MR1
Jurisdiction
Auburndale, MA
Recorded code
MR1
Ownership Intelligence
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Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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