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Property profile & analytics
OFF-MARKET
Estimated value
$1,065,000
Hotels
450 Totten Pond Rd, Waltham, MA 02451-2009
Individually Owned
14-yr Hold
~
Est. High Equity
Property ID
US38-1656934
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
1970
Construction
STEEL FRAME
Total area
88,300 SF
Lot
4.94 ac (215,125 SF)
APN
WALT M:031 B:005 L:0002
UPID
US38-1656934
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
-
Hilton Garden Inn Boston/Waltham Hotel & Motel
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.07M
Owner & transaction history
Noble I Boston-waltham · 14 yrs held
Noble I Boston-waltham
since 2012
7 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 Waltham submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Waltham 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOTEL/MOTEL
$1,105,000
Current use
Blend value · Realmo final
$1.07M
Range $959k – $1.17M · ±10%
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
$12 / 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
$441,935
Tax year 2024
Assessed value
$21,339,200
Assessed 2024
Previous assessed
$21,339,200
+0.0% YoY
Effective rate
2.07%
On assessed value
Assessed land
$5,734,600
Assessed improvement
$15,604,600
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Hotels
Use group
HOTEL
Status
Off-Market
Year built
1970
Construction
STEEL FRAME
Heating
FORCED AIR
Buildings
1
Stories
6
Units
148
Rooms
148
Bathrooms
152
Total area
88,300 SF
Lot
4.94 ac (215,125 SF)
APN
WALT M:031 B:005 L:0002
UPID
US38-1656934
Jurisdiction
WALTHAM
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, 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
Alternative use value scenarios
Repositioning upside vs current use
HOTEL/MOTEL Current
Est. value
$1.1M
HOTEL/MOTEL Current
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
1970
Construction
STEEL FRAME
Heating
FORCED AIR
Stories
6
Buildings
1
Units
148
Rooms
148
Bathrooms
152
Lot
4.94 ac
Current owner
From public records · entity-resolved
Noble I Boston-waltham
Individual
Mailing address
PO BOX 569060, DALLAS, TX 75356-9060
Ownership since
2012
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 23, 2012
$18,000,000
Noble I Boston-waltham
Capstar Waltham LLC
Warranty Deed
$9,286,250 · Mesa West Real Est In
Jan 16, 2007
$16,578,000
Capstar Walt Lessee LLC
Mc-w Hotel Assoc LLC
Grant Deed
$19,400,000 · Capmark Bank
Feb 25, 2005
—
Mc-w Hotel Assoc LLC
—
Deed Of Trust
related
$10,128,750 · Nationwide Life Ins
Nov 15, 2004
$5,850,000
Mc-w Hotel Assoc LLC
Grubarges-waltham LLC
Grant Deed
—
Apr 27, 2001
—
Grubarges-phoenix LLC
—
Deed Of Trust
related
$270,360,000 · Zions First National Bank
May 1, 2000
$13,560,000
Grubarges Waltham LLC
Brp Waltham Invm Ptrs
Grant Deed
—
Feb 2, 1995
—
Brp Waltham Inv Ptr
—
Deed Of Trust
related
$225,000 · Zuckerman Family Nomi
—
—
Noble 1 Boston Waltham
—
Deed Of Trust
related
$50,000 · Ge Cap
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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