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Property profile & analytics
OFF-MARKET
Estimated value
$1,455,000
Investment properties
40 Church St, Winchester, MA 01890-2551
Individually Owned
3-yr Hold
Property ID
US38-1890600
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1950
Construction
FRAME
Total area
10,508 SF
Lot
0.2 ac (8,533 SF)
APN
WINC M:009 B:0154 L:0
UPID
US38-1890600
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
-
Neem Medical Spa - Winchester Spa & Massage Center Alternative Medicine Practice
-
Winchester Rug Company (Bike/Boat/Book/etc) Store Carpet & Flooring 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
$1.46M
Owner & transaction history
Kf RT · 3 yrs held
Kf RT
since 2022
Last sale
$1
7 recorded transactions
Zoning & alternative use
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 Winchester submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Winchester 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
APARTMENT HOUSE (5+ UNITS)
$2,420,000
Change: -11% · Conversion: Moderate
OFFICE BUILDING
$2,300,000
Change: -15% · Conversion: Easy
Blend value · Realmo final
$1.46M
Range $1.31M – $1.60M · ±10% · vs last sale $1 (Aug 18 2022)
Last sale anchor
$1
Aug 18 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
$138 / 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
Assessed value
$2,223,100
Assessed 2024
Previous assessed
$2,223,100
+0.0% YoY
Assessed land
$600,000
Assessed improvement
$1,623,100
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1950
Construction
FRAME
Heating
GRAVITY
Buildings
1
Stories
2
Units
5
Rooms
28
Bathrooms
10
Total area
10,508 SF
Lot
0.2 ac (8,533 SF)
APN
WINC M:009 B:0154 L:0
UPID
US38-1890600
Jurisdiction
WINCHESTER
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.4M
OFFICE BUILDING
Est. value
$2.3M
APARTMENT HOUSE (5+ UNITS)
OFFICE BUILDING
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
1950
Construction
FRAME
Heating
GRAVITY
Stories
2
Buildings
1
Units
5
Rooms
28
Bathrooms
10
Lot
0.2 ac
Current owner
From public records · entity-resolved
Kf RT
Individual
Mailing address
40 CHURCH ST, WINCHESTER, MA 01890-2551
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
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 18, 2022
—
Kf RT
Win40 RT
Quit Claim Deed
related
$3,400,000 · Bankgloucester (gloucester Coop Ban
Nov 10, 2016
—
Win40 Realty Trust
Berkshire Trust
Quit Claim Deed
related
$2,500,000 · Bankgloucester
May 20, 2014
—
RT Berkshire
—
Deed Of Trust
related
$500,000 · Raymond C Green INC
Aug 31, 2010
—
RT Berkshire
—
Deed Of Trust
related
$500,000 · Raymond C Green INC
Dec 28, 2009
—
RT Berkshire
—
Deed Of Trust
related
$400,000 · Bank Of Western Massachusetts
Jun 5, 2006
$1
Berkshire RT
Church 40 RT
Grant Deed
—
Jun 5, 2006
—
RT Berkshire
—
Deed Of Trust
related
$200,000 · Southern Nh Bank & Trust
Aug 7, 1997
$540,000
Sarkis Kavlakian
Forty Church St RT
Grant Deed
$570,000 · Winchester Cp Bank
Oct 7, 1994
—
40 Church St. RT
—
Deed Of Trust
related
$275,000 · Winchester Cp Bank
Aug 25, 1994
$387,000
40 Church St. RT
Mouradian Aram T Est
Grant Deed
—
Mar 28, 1990
—
T Aram T Mouradian
—
Deed Of Trust
related
$125,000 · Zwi Kohorn
—
—
Berkshire Trust
—
Deed Of Trust
related
$1,750,000 · Raymond C Green & Co
—
—
Berkshire Trust
—
Deed Of Trust
related
$1,750,000 · Raymond C Green & Co
—
—
Berkshire Trust
—
Deed Of Trust
related
$1,750,000 · Raymond C Green & Co
—
—
Berkshire Rlty Trust
—
Deed Of Trust
related
$1,750,000 · Raymond C Green & Co
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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