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Property profile & analytics
OFF-MARKET
Estimated value
$2,290,000
Investment properties
301 Washington St 321, Westwood, MA 02090-1801
Entity Owned
11-yr Hold
~
Est. High Equity
Property ID
US38-1845176
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1947
Construction
STEEL FRAME
Total area
11,268 SF
Lot
0.95 ac (41,264 SF)
APN
WWOO M:023 B:000 L:080
UPID
US38-1845176
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
by Request
CAP Approach
CAP
$1.68M
Comparable Approach
Comparable
$2.34M
Blend (final)
Blend
$2.29M
Owner & transaction history
Petruzziello Props LLC · 11 yrs held
Petruzziello Props LLC
since 2014
1 recorded transaction
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$3.6M
+25.8%
Office building
$3.3M
+14.6%
Retail stores
$3.3M
+14.4%
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
by Request
CAP Approach
CAP Return
Estimation
6%
$1,815,000
6.5%
$1,675,000
7%
$1,555,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,885,000
Current use
AUTO REPAIR, GARAGE
$3,630,000
Change: +26% · Conversion: Difficult
OFFICE BUILDING
$3,305,000
Change: +15% · Conversion: Easy
RETAIL STORES
$3,300,000
Change: +14% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$3,235,000
Change: +12% · Conversion: Moderate
Blend value · Realmo final
$2.29M
Range $2.06M – $2.52M · ±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
$203 / 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 2017Property tax & assessments
Tax year 2017
Tax billed
$28,719
Tax year 2017
Assessed value
$4,204,200
Assessed 2024
Previous assessed
$3,995,800
+5.2% YoY
Effective rate
0.68%
On assessed value
Assessed land
$704,000
Assessed improvement
$3,500,200
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1947
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
2
Stories
1
Units
5
Bathrooms
3
Total area
11,268 SF
Lot
0.95 ac (41,264 SF)
APN
WWOO M:023 B:000 L:080
UPID
US38-1845176
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
COMMERCIAL (GENERAL) Current
Est. value
$2.9M
AUTO REPAIR, GARAGE
Est. value
$3.6M
OFFICE BUILDING
Est. value
$3.3M
RETAIL STORES
Est. value
$3.3M
APARTMENT HOUSE (5+ UNITS)
Est. value
$3.2M
COMMERCIAL (GENERAL) Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
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
1947
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
2
Units
5
Bathrooms
3
Lot
0.95 ac
Current owner
From public records · entity-resolved
Petruzziello Props LLC
Entity
Mailing address
21 EASTBROOK RD, DEDHAM, MA 02026-2038
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 23, 2014
$4,200,000
Petruzziello Props LLC
Alfred Magaletta Co INC
Quit Claim Deed
$3,427,500 · Dedham Institution For Svgs
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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