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Property profile & analytics
FOR LEASE
Office buildings
303-321 Washington St, Newton, MA 02458
Entity Owned
9-yr Hold
~
Est. High Equity
Property ID
US38-0818964
For Lease
1 / 2
$18,485,000
303-321 Washington St, Newton, MA 02458
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1910
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
84,604 SF
Lot
0.73 ac (31,632 SF)
Zoning code
BU1
APN
NEWT S:71 B:004 L:0005
UPID
US38-0818964
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
by Request
Comparable Approach
Comparable
$23.68M
Blend (final)
Blend
$18.49M
Owner & transaction history
Gcp Wash LLC · 9 yrs held
Gcp Wash LLC
since 2016
7 recorded transactions
Zoning & alternative use
BU1 · Newton, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Newton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Newton 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
OFFICE BUILDING
$25,820,000
Current use
RESTAURANT
$24,560,000
Change: -5% · Conversion: Moderate
AUTO REPAIR, GARAGE
$23,815,000
Change: -8% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$23,440,000
Change: -9% · Conversion: Difficult
RETAIL STORES
$22,810,000
Change: -12% · Conversion: Moderate
Blend value · Realmo final
$18.49M
Range $16.64M – $20.33M · ±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
$218 / 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
$305,708
Tax year 2024
Assessed value
$16,678,000
Assessed 2024
Previous assessed
$16,863,700
-1.1% YoY
Effective rate
1.83%
On assessed value
Assessed land
$1,166,300
Assessed improvement
$15,511,700
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
Office buildings
Use group
OFFICE BUILDING
Status
For Lease
Year built
1910
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Units
4
Rooms
10
Bathrooms
4
Total area
84,604 SF
Lot
0.73 ac (31,632 SF)
Zoning code
BU1
APN
NEWT S:71 B:004 L:0005
UPID
US38-0818964
Jurisdiction
NEWTON
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
BU1 · Newton, MA
Zoning BU1 · permitted uses
BU1 · Newton, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Newton. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$25.8M
RESTAURANT
Est. value
$24.6M
AUTO REPAIR, GARAGE
Est. value
$23.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$23.4M
RETAIL STORES
Est. value
$22.8M
OFFICE BUILDING Current
RESTAURANT
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
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
1910
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Units
4
Rooms
10
Bathrooms
4
Lot
0.73 ac
Current owner
From public records · entity-resolved
Gcp Wash LLC
Entity
Mailing address
303 CONGRESS ST, BOSTON, MA 02210-1012
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 19, 2016
$15,000,000
Gcp Wash LLC
Taurus 313 Washington
Quit Claim Deed
related
$10,900,000 · Webster Bank
Jun 6, 2013
—
Taurus 313 Wash St LLC
—
Deed Of Trust
related
$34,500,000 · Gary Needham
Dec 16, 2010
$11,150,000
Taurus Washington St. LP
Transwestern 313 Wash LLC
Grant Deed
$7,670,000 · Gary Needham
Dec 8, 2005
$12,600,000
Transwestern 313 Wa
Paradigm 313 Washington S
Grant Deed
—
Dec 8, 2005
—
Transwestern 313 Wa
—
Deed Of Trust
related
$10,200,000 · Greenwich Capital Fin'l INC
May 3, 1999
$11,815,000
Paradigm 313 Washingtn
313 Washington St LLC
Grant Deed
related
$9,000,000 · Fleet National Bank
Apr 30, 1997
$6,750,000
313 Washington St LLC
Mass Premier Prop INC
Grant Deed
—
Dec 31, 1996
$1,120,000
Mass Premier Prop INC
Washington 313 LP
Grant Deed
$1,120,000 · Zuckerman Family Nomi
Feb 20, 1992
—
Washington 313 LP
—
Deed Of Trust
related
$3,000,000 · Us Trust Co
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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