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Property profile & analytics
OFF-MARKET
Estimated value
$11,615,000
Hotels
399 Grv St, Newton, MA 02462-1202
Entity Owned
4-yr Hold
Free & Clear
Property ID
US38-0548631
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
1963
Construction
STEEL FRAME
Total area
74,553 SF
Lot
2.32 ac (101,271 SF)
Zoning code
BU5
APN
NEWT S:42 B:011 L:0004
UPID
US38-0548631
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
-
Hotel Indigo Boston Newton Riverside Big Box & Wholesale Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$9.22M
CAP Approach
CAP
$7.36M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$11.62M
Owner & transaction history
Ms Rivside Fee Owner LLC · 4 yrs held
Ms Rivside Fee Owner LLC
since 2022
Last sale
$14.5M
7 recorded transactions
Zoning & alternative use
BU5 · Newton, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$11.4M
+1,127.1%
Auto repair, garage
$10.4M
+1,014.1%
Restaurant
$9.6M
+928.8%
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
$12,450,000
ML approach
$9,220,000
CAP Approach
CAP Return
Estimation
6%
$7,970,000
6.5%
$7,355,000
7%
$6,830,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$11,445,000
Change: +1,127% · Conversion: Difficult
AUTO REPAIR, GARAGE
$10,390,000
Change: +1,014% · Conversion: Difficult
RESTAURANT
$9,595,000
Change: +929% · Conversion: Difficult
COMMERCIAL (GENERAL)
$8,030,000
Change: +761% · Conversion: Difficult
Blend value · Realmo final
$11.62M
Range $10.45M – $12.78M · ±10% · vs last sale $14.52M (Feb 15 2022)
Last sale anchor
$14.52M
Feb 15 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
$156 / 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
$320,775
Tax year 2024
Assessed value
$17,500,000
Assessed 2024
Previous assessed
$22,649,000
-22.7% YoY
Effective rate
1.83%
On assessed value
Assessed land
$8,512,800
Assessed improvement
$8,987,200
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
Hotels
Use group
HOTEL
Status
Off-Market
Year built
1963
Construction
STEEL FRAME
Heating
HEAT PUMP
Cooling
YES
Buildings
1
Stories
6
Units
191
Rooms
191
Bathrooms
191
Total area
74,553 SF
Lot
2.32 ac (101,271 SF)
Zoning code
BU5
APN
NEWT S:42 B:011 L:0004
UPID
US38-0548631
Jurisdiction
NEWTON
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
BU5 · Newton, MA
Zoning BU5 · permitted uses
BU5 · 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
OFFICE BUILDING
Est. value
$11.4M
AUTO REPAIR, GARAGE
Est. value
$10.4M
RESTAURANT
Est. value
$9.6M
COMMERCIAL (GENERAL)
Est. value
$8.0M
OFFICE BUILDING
AUTO REPAIR, GARAGE
RESTAURANT
COMMERCIAL (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
1963
Construction
STEEL FRAME
Heating
HEAT PUMP
Cooling
Yes
Stories
6
Buildings
1
Units
191
Rooms
191
Bathrooms
191
Lot
2.32 ac
Current owner
From public records · entity-resolved
Ms Rivside Fee Owner LLC
Entity
Free & Clear · 4 yrs held
Mailing address
275 GRV ST STE #2150, AUBURNDALE, MA 02466-2275
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 15, 2022
—
Ms Rivside Fee Owner LLC
Md 399 Grove Owner LLC
Quit Claim Deed
related
—
Dec 21, 2020
—
Md 399 Grv Owner LLC
—
Deed
related
$28,000,000 · Bank Of New England NA
Oct 16, 2018
$3,161,994
Md 399 Grove Owner LLC
Md 399 Grove Owner LLC
Quit Claim Deed
related
—
Jun 30, 2010
—
Bh Normandy Owner LLC
—
Deed Of Trust
related
$17,500,000 · Cambridge Savings Bank
Mar 19, 2007
—
Bh Normandy Owner LLC
—
Deed Of Trust
related
$24,000,000 · Morgan Stanley Dean
May 24, 2006
$14,522,500
Bh Normandy Owner LLC
Grovedale Assoc LP
Grant Deed
—
May 2, 2001
—
Grovedale Assocs LP
—
Deed Of Trust
related
$17,000,000 · Column Financial INC
Sep 19, 1997
$11,800,000
Grovedale Assocs LP
Dimt RT
Grant Deed
$14,000 · Heller Fncl INC
Aug 11, 1992
$3,986,275
Dimt RT
Di Hotel T
Grant Deed
—
Mar 27, 1992
$6,340,000
Dime Re Corp
Di Hotel Investors LP
Grant Deed
—
Dec 23, 1987
$2,060,000
Di Hotel Trust
Days Inns Of Amer
Grant 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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