327 Auburn St 349 Auburndale, MA 02466-1902
Entity Owned
22-yr Hold
Free & Clear
Estimated value (blended)
$3.71M
Range $3.34M – $4.08M (±10%)
Property ID
US38-1550578
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1890
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
17,999 SF
Lot
0.26 ac (11,409 SF)
Zoning code
BU1
APN
NEWT S:41 B:015 L:0001
UPID
US38-1550578
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate 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
$3.83M
Blend (final)
Blend
$3.71M
Owner & transaction history
since 2003
5 recorded transactions
Zoning & alternative use
BU1 · Auburndale, MA
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 8 comparables with addresses
5 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$3.71M
Value range
$3.34M – $4.08M
±10% around blend
Estimated value / SF
$206 / SF
Confidence
High
8 county-verified comps
Property data
88
Market benchmarks
67
Comparable evidence
80
$3.34M
blend $3.71M
$4.08M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
17,999 SF
Lot area
0.26 ac
Year built
1890
Stories
1
APN
NEWT S:41 B:015 L:0001
Assessed value
$2,780,700
Annual tax
$50,970
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$4.91M
Weighted, 8 comps · high confidence
Evidence
8 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
2.2 mi away · 18,355 SF
2.7 mi away · 20,738 SF
5.8 mi away · 18,512 SF
7.5 mi away · 16,716 SF
8.5 mi away · 12,810 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$3.71M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 36 sales
$305
-32%
County 858 sales
$219
-6%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $206/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 8 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$2.78M
Move the market yield to see immediate price impact.
Value / SF
$154
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$175k
$3.50M
$2.50M
$1.95M
$195k
$3.89M
$2.78M
$2.16M
$214k
$4.28M
$3.06M
$2.38M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
8 found
High confidence · county-verified
Closest comparable
$3.65M
2.1 mi · Dec 2025 · $251/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$50,970
Tax year 2024
Assessed value
$2,780,700
Assessed 2024
Previous assessed
$3,297,400
-15.7% YoY
Effective rate
1.83%
On assessed value
Assessed land
$588,600
Assessed improvement
$2,192,100
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1890
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
STEAM
Cooling
YES
Buildings
1
Stories
1
Units
5
Rooms
10
Bathrooms
5
Total area
17,999 SF
Lot
0.26 ac (11,409 SF)
Zoning code
BU1
APN
NEWT S:41 B:015 L:0001
UPID
US38-1550578
Jurisdiction
NEWTON
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
BU1 · Auburndale, MAZoning BU1 · permitted uses
BU1 · Auburndale, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1890
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
STEAM
Cooling
Yes
Stories
1
Buildings
1
Units
5
Rooms
10
Bathrooms
5
Lot
0.26 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
BU1
Jurisdiction
Auburndale, MA
Recorded code
BU1
Ownership Intelligence
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Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
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