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Property profile & analytics
OFF-MARKET
Sports & entertainment properties
35 Webster St, Newton, MA 02465-1856
Individually Owned
13-yr Hold
~
Est. High Equity
Property ID
US38-1845180
Property profile
Verified
Property type
Sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
Year built
1844
Construction
FRAME
Total area
17,862 SF
Lot
1.25 ac (54,318 SF)
Zoning code
MR1
APN
NEWT S:33 B:025 L:0001
UPID
US38-1845180
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
-
Newton Cultural Alliance Charitable Organization Social Service Agency
-
Amherst Early Music Charitable Organization Social Service Agency
-
Nathaniel Topliff Allen Homestead Tour Operator
-
Pro Arte Chamber Orchestra Theater & Performing Art Venue
-
arts stroll & shop Department Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Cultural Alliance Newton · 13 yrs held
Cultural Alliance Newton
since 2012
7 recorded transactions
Zoning & alternative use
MR1 · 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$3,785
Tax year 2024
Assessed value
$206,500
Assessed 2024
Previous assessed
$200,000
+3.3% YoY
Effective rate
1.83%
On assessed value
Assessed improvement
$206,500
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
Sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
Status
Off-Market
Year built
1844
Construction
FRAME
Heating
STEAM
Buildings
1
Stories
3
Units
7
Rooms
45
Bathrooms
4
Total area
17,862 SF
Lot
1.25 ac (54,318 SF)
Zoning code
MR1
APN
NEWT S:33 B:025 L:0001
UPID
US38-1845180
Jurisdiction
NEWTON
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
MR1 · Newton, MA
Zoning MR1 · permitted uses
MR1 · 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.
Building & site characteristics
From public records
Year built
1844
Construction
FRAME
Heating
STEAM
Stories
3
Buildings
1
Units
7
Rooms
45
Bathrooms
4
Lot
1.25 ac
Current owner
From public records · entity-resolved
Cultural Alliance Newton
Individual
Mailing address
PO BOX 610225, NEWTON, MA 02461-0225
Ownership since
2012
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 1, 2022
—
Newton Cultural Alliance
—
Deed
related
$1,050,000 · Village Bank
Jan 26, 2022
—
Nca Allen House LLC
—
Deed
related
$1,179,000 · Pm 2006 Massachusetts Historic Tax Credi
Oct 29, 2020
—
Newton Cultural Alliance
—
Deed
related
$435,000 · Village Bank
Dec 21, 2012
—
Cultural Alliance Newton
—
Deed Of Trust
related
$100,000 · Village Bank
Nov 29, 2012
$225,000
Cultural Alliance Newton
Allen School&house Pres
Grant Deed
—
Jan 6, 1992
—
Allen School & House
—
Deed Of Trust
related
$210,000 · Auburn Coop Bank
—
—
Cultural A Newton
—
Deed Of Trust
related
$250,000 · Francis G III Brigham
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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