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Property profile & analytics
OFF-MARKET
Estimated value
$1,150,000
Investment properties
31 Cochituate Rd, Wayland, MA 01778-1804
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US38-0318294
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1850
Construction
FRAME
Total area
3,870 SF
Lot
0.12 ac (5,227 SF)
Zoning code
BUSA
APN
WAYL M:23 L:044
UPID
US38-0318294
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
-
Cooper Chiropractic Alternative Medicine Practice
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.15M
CAP Approach
CAP
$980k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.15M
Owner & transaction history
Sick Puppy LLC · 1 yrs held
Sick Puppy LLC
since 2024
Last sale
$1.2M
2 recorded transactions
Zoning & alternative use
BUSA · Wayland, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.1M
+8.9%
Neighborhood: shopping center
$1.1M
+7.2%
Retail stores
$1.0M
+4.3%
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 Wayland submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Wayland 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
$1,150,000
ML approach
$1,150,000
CAP Approach
CAP Return
Estimation
6%
$1,065,000
6.5%
$980,000
7%
$910,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,000,000
Current use
AUTO REPAIR, GARAGE
$1,090,000
Change: +9% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,070,000
Change: +7% · Conversion: Difficult
RETAIL STORES
$1,045,000
Change: +4% · Conversion: Easy
OFFICE BUILDING
$845,000
Change: -15% · Conversion: Easy
Blend value · Realmo final
$1.15M
Range $1.04M – $1.27M · ±10% · vs last sale $1.15M (Nov 13 2024)
Last sale anchor
$1.15M
Nov 13 2024
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
$297 / 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
$8,351
Tax year 2024
Assessed value
$538,100
Assessed 2024
Previous assessed
$483,600
+11.3% YoY
Effective rate
1.55%
On assessed value
Assessed land
$165,200
Assessed improvement
$372,900
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
1850
Construction
FRAME
Heating
HOT WATER
Buildings
1
Stories
2
Units
2
Total area
3,870 SF
Lot
0.12 ac (5,227 SF)
Zoning code
BUSA
APN
WAYL M:23 L:044
UPID
US38-0318294
Jurisdiction
WAYLAND
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
BUSA · Wayland, MA
Zoning BUSA · permitted uses
BUSA · Wayland, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Wayland. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.0M
AUTO REPAIR, GARAGE
Est. value
$1.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.1M
RETAIL STORES
Est. value
$1.0M
OFFICE BUILDING
Est. value
$845,000
COMMERCIAL (GENERAL) Current
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
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
1850
Construction
FRAME
Heating
HOT WATER
Stories
2
Buildings
1
Units
2
Lot
0.12 ac
Current owner
From public records · entity-resolved
Sick Puppy LLC
Entity
Mailing address
PO BOX 214, WAYLAND, MA 01778-0214
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 13, 2024
$1,150,000
Sick Puppy LLC
Large Ocean RT
Deed
$872,000 · Middlesex Savings Bank
Mar 3, 2014
—
Large Ocean RT
Lin,siu Shyong & Pei H
Quit Claim Deed
related
—
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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