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Property profile & analytics
OFF-MARKET
Estimated value
$27,185,000
Residential income homes
299 Cambridge St, Winchester, MA 01890-2339
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US38-1077153
Property profile
Verified
Property type
Residential income homes
Use group
BOARDING/ROOMING HOUSE
Year built
1990
Construction
FRAME
Total area
157,305 SF
Lot
10.69 ac (465,656 SF)
Zoning code
RDB
APN
WINC M:019 B:0004 L:0
UPID
US38-1077153
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
-
The Gables at Winchester Nursing Home Retirement Community
-
Ageility Physical Therapy Solutions Physician
-
Five Star Quality Care Daycare Center
-
Kelly Sullivan Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$27.19M
Owner & transaction history
Gables Winchester Slc LLC · 1 yrs held
Gables Winchester Slc LLC
since 2025
Last sale
$1
5 recorded transactions
Zoning & alternative use
RDB · Winchester, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$44.3M
+22.2%
Neighborhood: shopping center
$43.6M
+20.3%
Retail stores
$42.4M
+17.0%
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 Winchester submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Winchester 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
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$36,245,000
Current use
AUTO REPAIR, GARAGE
$44,275,000
Change: +22% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$43,585,000
Change: +20% · Conversion: Difficult
RETAIL STORES
$42,405,000
Change: +17% · Conversion: Difficult
COMMERCIAL (GENERAL)
$40,650,000
Change: +12% · Conversion: Moderate
OFFICE BUILDING
$34,430,000
Change: -5% · Conversion: Moderate
Blend value · Realmo final
$27.19M
Range $24.47M – $29.90M · ±10% · vs last sale $1 (Apr 30 2025)
Last sale anchor
$1
Apr 30 2025
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
$173 / 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
$500,940
Tax year 2024
Assessed value
$44,213,600
Assessed 2024
Previous assessed
$44,213,600
+0.0% YoY
Effective rate
1.13%
On assessed value
Assessed land
$15,000,000
Assessed improvement
$29,213,600
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
Residential income homes
Use group
BOARDING/ROOMING HOUSE
Status
Off-Market
Year built
1990
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
3
Units
125
Rooms
426
Bathrooms
139
Total area
157,305 SF
Lot
10.69 ac (465,656 SF)
Zoning code
RDB
APN
WINC M:019 B:0004 L:0
UPID
US38-1077153
Jurisdiction
WINCHESTER
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
RDB · Winchester, MA
Zoning RDB · permitted uses
RDB · Winchester, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Winchester. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$36.2M
AUTO REPAIR, GARAGE
Est. value
$44.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$43.6M
RETAIL STORES
Est. value
$42.4M
COMMERCIAL (GENERAL)
Est. value
$40.7M
OFFICE BUILDING
Est. value
$34.4M
APARTMENT HOUSE (5+ UNITS) Current
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
COMMERCIAL (GENERAL)
OFFICE BUILDING
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
1990
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
3
Buildings
1
Units
125
Rooms
426
Bathrooms
139
Lot
10.69 ac
Current owner
From public records · entity-resolved
Gables Winchester Slc LLC
Entity
Mailing address
PO BOX 2440, SPOKANE, WA 99210-2440
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 30, 2025
—
Gables Winchester Slc LLC
Snh Lta Properties T
Quitclaim Deed
related
$20,795,000 · Pnc Bank NA
Sep 5, 2012
—
Props T Snhlta
Snh Fm Financing LLC
Quit Claim Deed
related
—
Aug 7, 2009
$1
Snh Fm Financing LLC
Ltj Senior Communitie LLC
Grant Deed
—
Apr 21, 1999
—
Communities Ltj SR.
—
Deed Of Trust
related
$100,000,000 · Bankers Trust Co
Jan 16, 1998
$19,000,000
Senior Communities Ltj
Gables At Winchester
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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