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Property profile & analytics
OFF-MARKET
Estimated value
$18,675,000
Warehouses
43 Holton St, Winchester, MA 01890
Individually Owned
6-yr Hold
~
Est. High Equity
Property ID
US38-0336727
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1969
Construction
STEEL FRAME
Total area
127,000 SF
Lot
6.6 ac (287,496 SF)
Zoning code
IL
APN
WINC M:012 B:0025 L:0
UPID
US38-0336727
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$11.66M
CAP Approach
CAP
$25.24M
Comparable Approach
Comparable
$15.46M
Blend (final)
Blend
$18.68M
Owner & transaction history
Atlantic Oliver 45 Holton · 6 yrs held
Atlantic Oliver 45 Holton
since 2020
Last sale
$19.4M
2 recorded transactions
Zoning & alternative use
IL · Winchester, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$29.3M
+58.4%
Office building
$27.8M
+50.5%
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
$21,005,000
ML approach
$11,660,000
CAP Approach
CAP Return
Estimation
6%
$27,340,000
6.5%
$25,235,000
7%
$23,435,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$18,470,000
Current use
APARTMENT HOUSE (5+ UNITS)
$29,260,000
Change: +58% · Conversion: Difficult
OFFICE BUILDING
$27,795,000
Change: +50% · Conversion: Difficult
Blend value · Realmo final
$18.68M
Range $16.81M – $20.54M · ±10% · vs last sale $19.35M (Mar 20 2020)
Last sale anchor
$19.35M
Mar 20 2020
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
$147 / 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
$116,966
Tax year 2024
Assessed value
$10,820,200
Assessed 2024
Previous assessed
$10,820,200
+0.0% YoY
Effective rate
1.08%
On assessed value
Assessed land
$6,217,400
Assessed improvement
$4,602,800
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1969
Construction
STEEL FRAME
Heating
SPACE
Buildings
1
Stories
1
Units
2
Bathrooms
4
Total area
127,000 SF
Lot
6.6 ac (287,496 SF)
Zoning code
IL
APN
WINC M:012 B:0025 L:0
UPID
US38-0336727
Jurisdiction
WINCHESTER
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
IL · Winchester, MA
Zoning IL · permitted uses
IL · Winchester, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Winchester. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$18.5M
APARTMENT HOUSE (5+ UNITS)
Est. value
$29.3M
OFFICE BUILDING
Est. value
$27.8M
WAREHOUSE, STORAGE Current
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
1969
Construction
STEEL FRAME
Heating
SPACE
Stories
1
Buildings
1
Units
2
Bathrooms
4
Lot
6.6 ac
Current owner
From public records · entity-resolved
Atlantic Oliver 45 Holton
Individual
Mailing address
125 HIGH ST STE #220, BOSTON, MA 02110-2737
Ownership since
2020
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
Mar 20, 2020
$19,350,000
Atlantic Oliver 45 Holton
Jg Holt LP
Quit Claim Arm's Length For Ne States
$13,896,000 · Harborone Bank
Nov 1, 2010
$1
Jg Holt LP
Holton Street T
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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