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Property profile & analytics
OFF-MARKET
Estimated value
$625,000
Office Spaces
450 Lexington St Ste 104 Auburndale, MA 02466-1921
Entity Owned
18-yr Hold
~
Est. High Equity
Property ID
US38-0786172
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
1985
Total area
1,703 SF
Lot
1.04 ac (45,473 SF)
Zoning code
BU2
APN
NEWT S:44 B:025 L:0004B
UPID
US38-0786172
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
$595k
CAP Approach
CAP
$885k
Comparable Approach
Comparable
$725k
Blend (final)
Blend
$625k
Owner & transaction history
Joymar LLC · 18 yrs held
Joymar LLC
since 2008
Last sale
$712,500
1 recorded transaction
Zoning & alternative use
BU2 · Auburndale, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$715,000
+37.9%
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 Auburndale submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Auburndale 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
$625,000
ML approach
$595,000
CAP Approach
CAP Return
Estimation
6%
$960,000
6.5%
$885,000
7%
$825,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$520,000
Current use
COMMERCIAL (GENERAL)
$715,000
Change: +38% · Conversion: Easy
AUTO REPAIR, GARAGE
$480,000
Change: -8% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$470,000
Change: -9% · Conversion: Difficult
RETAIL STORES
$460,000
Change: -12% · Conversion: Moderate
Blend value · Realmo final
$625k
Range $563k – $688k · ±10% · vs last sale $713k (Jan 30 2025)
Last sale anchor
$713k
Jan 30 2025
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
$367 / 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
$10,938
Tax year 2024
Assessed value
$596,700
Assessed 2024
Previous assessed
$596,700
+0.0% YoY
Effective rate
1.83%
On assessed value
Assessed improvement
$596,700
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
Office Spaces
Use group
CONDOMINIUM OFFICES
Status
Off-Market
Year built
1985
Heating
WOOD FURNACE
Cooling
YES
Buildings
1
Stories
1
Rooms
1
Total area
1,703 SF
Lot
1.04 ac (45,473 SF)
Zoning code
BU2
APN
NEWT S:44 B:025 L:0004B
UPID
US38-0786172
Jurisdiction
NEWTON
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
BU2 · Auburndale, MAZoning BU2 · permitted uses
BU2 · Auburndale, MA
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
OFFICE BUILDING Current
Est. value
$520,000
COMMERCIAL (GENERAL)
Est. value
$715,000
AUTO REPAIR, GARAGE
Est. value
$480,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$470,000
RETAIL STORES
Est. value
$460,000
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
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
1985
Heating
WOOD FURNACE
Cooling
Yes
Stories
1
Buildings
1
Rooms
1
Lot
1.04 ac
Current owner
From public records · entity-resolved
Joymar LLC
Entity
Mailing address
4409 WOODFIELD BLVD, BOCA RATON, FL 33434-5303
Ownership since
2008
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 8, 2008
$427,500
Joymar LLC
450 Lexington St LLC
Grant Deed
$452,000 · Ben Franklin Savings 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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