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Property profile & analytics
OFF-MARKET
Estimated value
$2,510,000
Warehouses
322 Reservoir St Needham, MA 02494-3169
Entity Owned
16-yr Hold
~
Est. High Equity
Property ID
US38-2467390
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1959
Total area
18,345 SF
Lot
0.4 ac (17,424 SF)
Zoning code
I
APN
NEED M:075.0 B:0032 L:0000.0
UPID
US38-2467390
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
-
A Fine Dance Studio Training Center
-
Greater Boston Addiction Centers Medical Clinic
-
Greater Boston Behavioral Health Medical Clinic
-
Ae Game Golf Golf Instructor
-
A Fine Dance Studio LLC Training Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.51M
Owner & transaction history
Muddy River Prop LLC · 16 yrs held
Muddy River Prop LLC
since 2009
7 recorded transactions
Zoning & alternative use
I · Needham, 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 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
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$3,170,000
Current use
INDUSTRIAL (GENERAL)
$3,010,000
Change: -5% · Conversion: Easy
Blend value · Realmo final
$2.51M
Range $2.26M – $2.76M · ±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
$137 / 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
$59,739
Tax year 2024
Assessed value
$2,431,400
Assessed 2024
Previous assessed
$2,178,500
+11.6% YoY
Effective rate
2.46%
On assessed value
Assessed land
$740,700
Assessed improvement
$1,690,700
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1959
Heating
NONE
Buildings
2
Total area
18,345 SF
Lot
0.4 ac (17,424 SF)
Zoning code
I
APN
NEED M:075.0 B:0032 L:0000.0
UPID
US38-2467390
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
WAREHOUSE, STORAGE Current
Est. value
$3.2M
INDUSTRIAL (GENERAL)
Est. value
$3.0M
WAREHOUSE, STORAGE Current
INDUSTRIAL (GENERAL)
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
1959
Heating
NONE
Buildings
2
Lot
0.4 ac
Current owner
From public records · entity-resolved
Muddy River Prop LLC
Entity
Mailing address
22 COMEAU ST, WELLESLEY, MA 02481-6804
Ownership since
2009
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 30, 2009
$1,057,000
Muddy River Prop LLC
322 Reservoir Street Nt
One Of Committee, Strict Foreclosure, Sheriff, Or Redemption Deeds
$1,167,000 · Village Bank
Mar 20, 2007
—
322 Reservoir Street Nt
—
Deed Of Trust
related
$1,051,000 · Bay Colony Dev Corp
Apr 13, 2006
$2,225,000
322 Reservoir St. Nt
322 Reservoir St LP
Grant Deed
related
$1,275,000 · Sovereign Bank
Apr 13, 2006
—
322 Reservoir St. Nt
—
Deed Of Trust
related
$1,020,000 · Sovereign Bank
Jul 16, 2001
$1,400,000
Reservoir St. LP
Lauren RT
Grant Deed
$1,160,000 · Needham Cp Bank
Nov 3, 1999
—
Okstein,alan H Tr
—
Deed Of Trust
related
$441,000 · Citizens Bank Of Ma
Aug 25, 1994
$675,000
Lauren RT
Hruby,ann
Grant Deed
$500,000 · Quincy Svgs Bk
—
—
Muddy River Properties
—
Deed Of Trust
related
$875,000 · Village Bk
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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