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Property profile & analytics
OFF-MARKET
Turn key restaurants
40 Needham St Newton, MA 02461-1616
Individually Owned
23-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US38-1463606
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1950
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
2,836 SF
Lot
0.2 ac (8,521 SF)
Zoning code
MU2
APN
NEWT S:83 B:011 L:0015
UPID
US38-1463606
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
-
Farm Grill and Rotisserie Restaurant
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
Iliades RT · 23 yrs held
Iliades RT
since 2002
7 recorded transactions
Zoning & alternative use
MU2 · 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
$14,527
Tax year 2024
Assessed value
$792,500
Assessed 2024
Previous assessed
$811,600
-2.4% YoY
Effective rate
1.83%
On assessed value
Assessed land
$573,500
Assessed improvement
$219,000
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1950
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Units
1
Rooms
2
Bathrooms
2
Total area
2,836 SF
Lot
0.2 ac (8,521 SF)
Zoning code
MU2
APN
NEWT S:83 B:011 L:0015
UPID
US38-1463606
Jurisdiction
NEWTON
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
MU2 · Newton, MA
Zoning MU2 · permitted uses
MU2 · 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
1950
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Units
1
Rooms
2
Bathrooms
2
Lot
0.2 ac
Current owner
From public records · entity-resolved
Iliades RT
Individual
Mailing address
99 WENDELL RD, NEWTON, MA 02459-2946
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2002
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 14, 2020
—
Iliades RT
—
Deed
related
$200,000 · Village Bank
Jul 2, 2012
—
Iliades RT
—
Deed Of Trust
related
$1,055,000 · Village Bank
Oct 18, 2010
—
Iliades RT
—
Deed Of Trust
related
$100,000 · Sin RT
Aug 31, 2010
—
Iliades RT
—
Deed Of Trust
related
$500,000 · Mercantile Bank & Trust Co
Apr 3, 2009
—
Iliades RT
—
Deed Of Trust
related
$120,000 · Sin RT
Oct 18, 2002
$400,000
Iliades RT
Ruggiero,ronadl F
Grant Deed
$350,000 · Zenon Grzybowski
Jun 9, 1994
—
Joan A Ruggiero
—
Deed Of Trust
related
$30,000 · Fleet National Bank
Aug 27, 1993
—
Joan A Ruggiero
—
Deed Of Trust
related
$72,500 · Zwi Kohorn
Jul 27, 1993
—
Joan A Ruggiero
—
Deed Of Trust
related
$330,000 · Zwi Kohorn
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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