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Property profile & analytics
OFF-MARKET
Estimated value
$5,455,000
Industrial properties
460 Hillside Ave Needham, MA 02494-1279
Individually Owned
18-yr Hold
~
Est. High Equity
Property ID
US38-0409950
Property summary
AI-generated overview
This exceptional 3,000-square-foot industrial property, located at 460 Hillside Avenue in Needham, Massachusetts, 02494, presents a unique opportunity for businesses seeking versatile space. Classified as both flex and warehouse space, this multi-tenant building offers a single available unit ideal for a variety of uses. The property boasts one loading dock, providing convenient access for loading and unloading goods. Its strategic location in Needham, MA makes it easily accessible, particularly for businesses that value transit-oriented development. The building's flexible layout allows for customization to meet specific operational needs, making it suitable for a range of industrial, storage, or light manufacturing businesses. The address is 460 Hillside Ave, Needham, MA 02494. The property's geographic coordinates are latitude 42.290841 and longitude -71.2364978. This is a prime opportunity to secure a well-located and functional industrial space in a thriving Massachusetts community. The property type is industrial, and the subtype is flex, warehouse, and storage. Contact us today to schedule a viewing and explore the possibilities.
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
1925
Total area
39,328 SF
Lot
0.94 ac (40,946 SF)
Zoning code
I
APN
NEED M:100.0 B:0003 L:0000.0
UPID
US38-0409950
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
-
Joanna Ross Physician Medical Clinic
-
Beyond BookSmart Training Center Tutoring Service
-
Caroline A. Thies, PHD Physician Medical Clinic
-
First American Insurance Underwriters: FAIU Insurance Agency
-
WorkSmart Coaching Training Center Tutoring Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$6.44M
Comparable Approach
Comparable
$6.29M
Blend (final)
Blend
$5.46M
Owner & transaction history
Hillside Inv Grp · 18 yrs held
Hillside Inv Grp
since 2008
7 recorded transactions
Zoning & alternative use
I · Needham, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$6.8M
+5.4%
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 Needham submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Needham 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%
$6,970,000
6.5%
$6,435,000
7%
$5,975,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$6,450,000
Current use
WAREHOUSE, STORAGE
$6,795,000
Change: +5% · Conversion: Easy
Blend value · Realmo final
$5.46M
Range $4.91M – $6.00M · ±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
$139 / 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
$97,742
Tax year 2024
Assessed value
$3,978,100
Assessed 2024
Previous assessed
$3,787,600
+5.0% YoY
Effective rate
2.46%
On assessed value
Assessed land
$567,400
Assessed improvement
$3,410,700
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
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
Off-Market
Year built
1925
Heating
NONE
Cooling
YES
Buildings
2
Total area
39,328 SF
Lot
0.94 ac (40,946 SF)
Zoning code
I
APN
NEED M:100.0 B:0003 L:0000.0
UPID
US38-0409950
Jurisdiction
NEEDHAM
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
I · Needham, MA
Zoning I · permitted uses
I · Needham, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Needham. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$6.5M
WAREHOUSE, STORAGE
Est. value
$6.8M
INDUSTRIAL (GENERAL) Current
WAREHOUSE, STORAGE
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
1925
Heating
NONE
Cooling
Yes
Buildings
2
Lot
0.94 ac
Current owner
From public records · entity-resolved
Hillside Inv Grp
Individual
Mailing address
460 HILLSIDE AVE, NEEDHAM, MA 02494-1279
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 19, 2018
—
Hillside Investment Group
—
Deed
related
$3,040,000 · Td Bk NA
Jan 4, 2017
—
Hillside Investment Group
—
Deed
related
$275,000 · Td Bk NA
Jan 14, 2008
$4,200,000
Hillside Inv Grp
Hillside Avenue RT
Grant Deed
related
$3,660,000 · Banknorth NA
Sep 21, 1999
—
Hillside Ave RT
—
Deed Of Trust
related
$550,000 · Needham Cp Bank
Dec 15, 1992
$1,250,000
Hillside Ave RT
L Petrini & Son INC
Grant Deed
$1,125,000 · Needham Cp Bank
Sep 15, 1987
$1,700,000
Petrini,lynn P Tr
Scholz,mary A
Grant Deed
$1,800,000 · Needham Cp Bank
—
—
Hillside Investment Group
—
Deed Of Trust
related
$275,000 · Td Bk NA
—
—
Hillside Investment Group
—
Deed Of Trust
related
$3,040,000 · Td Bk NA
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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