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Property profile & analytics
OFF-MARKET
Estimated value
$6,065,000
Retail space
40 Franklin St Needham, MA 02494-2908
Entity Owned
~
Est. High Equity
Property ID
US38-0728984
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Total area
29,909 SF
Lot
0.75 ac (32,670 SF)
Zoning code
M128
APN
NEED M:075.0 B:0003 L:0000.0
UPID
US38-0728984
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
-
You-do-it Electronics Center Electronics & Wireless Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$7.83M
Comparable Approach
Comparable
$4.98M
Blend (final)
Blend
$6.07M
Owner & transaction history
Opltd 40 Franklin LLC
Opltd 40 Franklin LLC
since 2026
Last sale
$5.7M
2 recorded transactions
Zoning & alternative use
M128 · Needham, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
Planning Maps | Needham, MA
Top alternative use upside
Auto repair, garage
$9.6M
+10.0%
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 Needham submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Needham 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%
$8,485,000
6.5%
$7,830,000
7%
$7,270,000
Alternative Use
Use
Estimation
RETAIL STORES
$8,755,000
Current use
AUTO REPAIR, GARAGE
$9,630,000
Change: +10% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$8,590,000
Change: -2% · Conversion: Difficult
COMMERCIAL (GENERAL)
$7,655,000
Change: -13% · Conversion: Easy
Blend value · Realmo final
$6.07M
Range $5.46M – $6.67M · ±10% · vs last sale $5.73M (Feb 19 2026)
Last sale anchor
$5.73M
Feb 19 2026
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
$203 / 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
$66,081
Tax year 2024
Assessed value
$2,689,500
Assessed 2024
Previous assessed
$2,561,700
+5.0% YoY
Effective rate
2.46%
On assessed value
Assessed land
$1,951,800
Assessed improvement
$737,700
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
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Heating
NONE
Cooling
YES
Buildings
2
Total area
29,909 SF
Lot
0.75 ac (32,670 SF)
Zoning code
M128
APN
NEED M:075.0 B:0003 L:0000.0
UPID
US38-0728984
Jurisdiction
NEEDHAM
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
M128 · Needham, MAZoning M128 · permitted uses
M128 · Needham, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
Planning Maps | Needham, MA
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$8.8M
AUTO REPAIR, GARAGE
Est. value
$9.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$8.6M
COMMERCIAL (GENERAL)
Est. value
$7.7M
RETAIL STORES Current
AUTO REPAIR, GARAGE
APARTMENT HOUSE (5+ UNITS)
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
Heating
NONE
Cooling
Yes
Buildings
2
Lot
0.75 ac
Current owner
From public records · entity-resolved
Opltd 40 Franklin LLC
Entity
Mailing address
40 FRANKLIN ST, NEEDHAM HEIGHTS, MA 02494-2908
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 19, 2026
$5,725,000
Opltd 40 Franklin LLC
Ydi LLC
Deed
$6,600,000 · Dedham Institution For Savings
Dec 20, 2012
$1
Ydi LLC
Ydi T
Grant Deed
related
—
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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