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Property profile & analytics
OFF-MARKET
Estimated value
$1,360,000
Assisted living facilities
32 Newtonville Ave, Newton, MA 02458-1939
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US38-1104960
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1880
Construction
FRAME
Total area
3,810 SF
Lot
0.33 ac (14,258 SF)
Zoning code
SR3
APN
NEWT S:12 B:021 L:0013
UPID
US38-1104960
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
$1.30M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$917k
Blend (final)
Blend
$1.36M
Owner & transaction history
32 Newtonville Avenue LLC · 4 yrs held
32 Newtonville Avenue LLC
since 2022
Last sale
$1.5M
4 recorded transactions
Zoning & alternative use
SR3 · Newton, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.6M
+136.6%
Office building
$1.2M
+71.6%
Auto repair, garage
$1.1M
+58.3%
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 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
$1,245,000
ML approach
$1,300,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,605,000
Change: +137% · Conversion: Difficult
OFFICE BUILDING
$1,165,000
Change: +72% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,070,000
Change: +58% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,055,000
Change: +56% · Conversion: Difficult
RETAIL STORES
$1,025,000
Change: +52% · Conversion: Difficult
Blend value · Realmo final
$1.36M
Range $1.22M – $1.50M · ±10% · vs last sale $1.45M (Jun 29 2022)
Last sale anchor
$1.45M
Jun 29 2022
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
$357 / 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
$24,148
Tax year 2024
Assessed value
$1,317,400
Assessed 2024
Previous assessed
$1,133,200
+16.3% YoY
Effective rate
1.83%
On assessed value
Assessed land
$891,300
Assessed improvement
$426,100
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1880
Construction
FRAME
Heating
STEAM
Buildings
1
Stories
2
Units
18
Rooms
20
Bathrooms
4
Total area
3,810 SF
Lot
0.33 ac (14,258 SF)
Zoning code
SR3
APN
NEWT S:12 B:021 L:0013
UPID
US38-1104960
Jurisdiction
NEWTON
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
SR3 · Newton, MA
Zoning SR3 · permitted uses
SR3 · 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
COMMERCIAL (GENERAL)
Est. value
$1.6M
OFFICE BUILDING
Est. value
$1.2M
AUTO REPAIR, GARAGE
Est. value
$1.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.1M
RETAIL STORES
Est. value
$1.0M
COMMERCIAL (GENERAL)
OFFICE BUILDING
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
1880
Construction
FRAME
Heating
STEAM
Stories
2
Buildings
1
Units
18
Rooms
20
Bathrooms
4
Lot
0.33 ac
Current owner
From public records · entity-resolved
32 Newtonville Avenue LLC
Entity
Mailing address
1 GARFIELD CIR STE #6, BURLINGTON, MA 01803-4983
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 29, 2022
$1,450,000
32 Newtonville Avenue LLC
Shiva RT
Quit Claim Arm's Length For Ne States
$2,587,500 · East Cambridge Savings Bank
Jun 25, 2014
—
Shiva RT
—
Grant Deed
related
$755,000 · Rockland Tr
Aug 18, 1988
—
Shiva RT
—
Deed Of Trust
related
$57,600 · Us Trust Co
Aug 8, 1988
$100,000
Shiva RT
Isuku Tr
Trustees 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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