Entity Owned 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
Current use
Occupant on record · Public records
-
Big Box & Wholesale Store
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$9.22M
CAP Approach
CAP
$7.36M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$12.45M
Owner & transaction history
since 2022
Last sale
$14.5M
7 recorded transactions
Zoning & alternative use
BU5 · Newton, MA
Zoning description
The intent of the zone to promote business uses
General category
COMMERCIAL
Top alternative use upside
Office building
$11.4M
+1,127.1%
Auto repair, garage
$10.4M
+1,014.1%
Restaurant
$9.6M
+928.8%
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
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 11 comparables with addresses
4 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$12.45M
Value range
$11.21M – $13.70M
±10% around blend
Estimated value / SF
$167 / SF
Confidence
High
11 county-verified comps
Property data
100
Comparable evidence
100
$11.21M
blend $12.45M
$13.70M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
74,553 SF
Lot area
2.32 ac
Year built
1963
Stories
6
APN
NEWT S:42 B:011 L:0004
Zoning
BU5
Assessed value
$17,500,000
Annual tax
$320,775
3
Income approach: direct capitalization
Partial preview
Income approach indication
$7.36M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$7.97M
@ 6.5% CAP return
$7.36M
@ 7% CAP return
$6.83M
4
Sales comparison
Partial preview
Sales approach indication
$18.83M
Weighted, 11 comps · high confidence
Evidence
11 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
13.4 mi away · 66,579 SF
13.5 mi away · 66,904 SF
17.5 mi away · 58,990 SF
17.6 mi away · 81,065 SF
17.6 mi away · 81,065 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$12.45M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Alternative use screening
Partial preview
Top alternative use
Office Building
Gross theoretical uplift
+1,127%
vs current-use indication
Auto Repair, Garage
Restaurant
Commercial (general)
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
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.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 11 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
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Overview
Implied cap rate
3.80%
Implied, in-place cap rate for this hotels
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 3.80%
9.0%
NOI (est.)
$1.02M *
Last sale · Feb 2022
$14.52M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$26.75M
Move the market yield to see immediate price impact.
Value / SF
$359
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
3.30%3.80%4.30%
$915k
$27.72M
$24.08M
$21.28M
$1.02M
$30.81M
$26.75M
$23.64M
$1.12M
$33.89M
$29.43M
$26.01M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
11 found
High confidence · county-verified
Closest comparable
$48.91M
5.4 mi · Feb 2026 · $537/SF
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
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
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, MAZoning BU5 · permitted uses
BU5 · Newton, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
The intent of the zone to promote business uses
General category
COMMERCIAL
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
1963
Construction
STEEL FRAME
Heating
HEAT PUMP
Cooling
Yes
Stories
6
Buildings
1
Units
191
Rooms
191
Bathrooms
191
Lot
2.32 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
BU5
COMMERCIAL
Jurisdiction
Newton, MA
Recorded code
BU5
Official district
BU5
Official district profile
What the municipal code says about BU5
Zoning description
The intent of the zone to promote business uses
General category
COMMERCIAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for BU5 in Newton, MA.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
Official documentVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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