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Property profile & analytics
OFF-MARKET
Retail space
445 Washington St Wellesley, MA 02482-6212
Entity Owned
14-yr Hold
~
Est. High Equity
Property ID
US38-1699862
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Lot
0.5 ac (21,787 SF)
APN
WELL M:098 R:018 S:
UPID
US38-1699862
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
-
Carpenter & MacNeille Architects and Builders, Architectural Designer
-
Obie Comfort Solutions Plumbing Service General Contractor
-
Wellesley Hills Eye Care Physician
-
Curbs Studio Landscaping General Contractor
-
Design Plus Construction Corp Construction Company
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
Wellesley Hills Mgmt Co · 14 yrs held
Wellesley Hills Mgmt Co
since 2011
5 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 Wellesley submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Wellesley 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
$25,723
Tax year 2024
Assessed value
$2,471,000
Assessed 2024
Previous assessed
$2,400,000
+3.0% YoY
Effective rate
1.04%
On assessed value
Assessed improvement
$2,471,000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Heating
NONE
Lot
0.5 ac (21,787 SF)
APN
WELL M:098 R:018 S:
UPID
US38-1699862
Jurisdiction
WELLESLEY
Metro division
BOSTON-QUINCY, 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
Building & site characteristics
From public records
Heating
NONE
Lot
0.5 ac
Current owner
From public records · entity-resolved
Wellesley Hills Mgmt Co
Entity
Mailing address
132 SILVER HL RD, CONCORD, MA 01742-5306
Ownership since
2011
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 29, 2011
$1,200,000
Wellesley Hills Mgmt Co
Sarnip Nt
Grant Deed
$600,000 · Gary Needham
Jun 15, 2009
—
Sarnip Nt
—
Deed Of Trust
related
$439,274 · Patricia D Sarni
Nov 4, 2004
—
Sarnip Nt
—
Deed Of Trust
related
$500,000 · Wellesley Cp Bank
Aug 9, 1996
—
Phyllis C Sarni
—
Deed Of Trust
related
$200,000 · Greater Boston Bank
Nov 1, 1995
—
Phyllis C Sarni
—
Deed Of Trust
related
$500,000 · Greater Boston Bank
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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