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Property profile & analytics
OFF-MARKET
Estimated value
$1,205,000
Manufacturing properties
301 Reservoir St Needham, MA 02494-3145
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US38-2408183
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1956
Total area
2,809 SF
Lot
0.15 ac (6,534 SF)
Zoning code
I
APN
NEED M:075.0 B:0033 L:0000.0
UPID
US38-2408183
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
-
Forklift Catering Take-out & Catering Catering Service
-
Forklift Provisions Car Dealership
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.69M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.21M
Owner & transaction history
Alejac Properties LLC · 5 yrs held
Alejac Properties LLC
since 2021
Last sale
$1.4M
6 recorded transactions
Zoning & alternative use
I · Needham, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.4M
+206.6%
Auto repair, garage
$905,000
+96.4%
Retail stores
$820,000
+78.6%
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 Needham submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Needham 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
$1,685,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,410,000
Change: +207% · Conversion: Difficult
AUTO REPAIR, GARAGE
$905,000
Change: +96% · Conversion: Easy
RETAIL STORES
$820,000
Change: +79% · Conversion: Moderate
Blend value · Realmo final
$1.21M
Range $1.08M – $1.33M · ±10% · vs last sale $1.35M (Jan 21 2021)
Last sale anchor
$1.35M
Jan 21 2021
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
$429 / 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
$8,740
Tax year 2024
Assessed value
$355,700
Assessed 2024
Previous assessed
$355,700
+0.0% YoY
Effective rate
2.46%
On assessed value
Assessed land
$144,700
Assessed improvement
$211,000
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1956
Heating
FORCED AIR
Cooling
YES
Stories
1
Total area
2,809 SF
Lot
0.15 ac (6,534 SF)
Zoning code
I
APN
NEED M:075.0 B:0033 L:0000.0
UPID
US38-2408183
Jurisdiction
NEEDHAM
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
I · Needham, MA
Zoning I · permitted uses
I · Needham, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Needham. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING
Est. value
$1.4M
AUTO REPAIR, GARAGE
Est. value
$905,000
RETAIL STORES
Est. value
$820,000
OFFICE BUILDING
AUTO REPAIR, GARAGE
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
1956
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
0.15 ac
Current owner
From public records · entity-resolved
Alejac Properties LLC
Entity
Mailing address
338 BOYLSTON ST APT C, NEWTON, MA 02459-2877
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 21, 2021
$1,350,000
Alejac Properties LLC
Trident Real Estate LLC
Quit Claim Arm's Length For Ne States
$1,080,000 · Village Bank
Jul 27, 2009
—
David F Tocci
—
Deed Of Trust
related
$10,300,000 · Village Bank
Apr 10, 2008
—
David F Tocci
—
Deed Of Trust
related
$7,500,000 · Village Bank
Dec 3, 2001
—
David F Tocci
—
Deed Of Trust
related
$250,000 · Newton South Cp Bank
Oct 13, 2000
$73,750
David F Tocci
Miller,richard P
Grant Deed
—
Jan 2, 1998
$213,750
David F Tocci
Miller Walfred R Est
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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