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Property profile & analytics
OFF-MARKET
Estimated value
$5,510,000
Office buildings
47 Langley Rd 61, Newton, MA 02459-1931
Entity Owned
19-yr Hold
Absentee Owner
Free & Clear
Property ID
US38-1377317
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1915
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
21,354 SF
Lot
0.23 ac (10,037 SF)
Zoning code
BU1
APN
NEWT S:61 B:036 L:0006
UPID
US38-1377317
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
-
Sweet Tomatoes Restaurant
-
Cheer Payroll Accounting Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$6.68M
Blend (final)
Blend
$5.51M
Owner & transaction history
Picclang LLC · 19 yrs held
Picclang LLC
since 2007
7 recorded transactions
Zoning & alternative use
BU1 · Newton, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$9.0M
+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 Newton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Newton 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
OFFICE BUILDING
$6,515,000
Current use
COMMERCIAL (GENERAL)
$8,985,000
Change: +38% · Conversion: Easy
RESTAURANT
$6,200,000
Change: -5% · Conversion: Moderate
AUTO REPAIR, GARAGE
$6,010,000
Change: -8% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$5,915,000
Change: -9% · Conversion: Difficult
RETAIL STORES
$5,755,000
Change: -12% · Conversion: Moderate
Blend value · Realmo final
$5.51M
Range $4.96M – $6.06M · ±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
$258 / 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
$103,762
Tax year 2024
Assessed value
$5,660,800
Assessed 2024
Previous assessed
$5,932,600
-4.6% YoY
Effective rate
1.83%
On assessed value
Assessed land
$908,400
Assessed improvement
$4,752,400
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1915
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
STEAM
Cooling
YES
Buildings
1
Stories
1
Units
1
Rooms
10
Bathrooms
2
Total area
21,354 SF
Lot
0.23 ac (10,037 SF)
Zoning code
BU1
APN
NEWT S:61 B:036 L:0006
UPID
US38-1377317
Jurisdiction
NEWTON
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
BU1 · Newton, MA
Zoning BU1 · permitted uses
BU1 · Newton, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Newton. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$6.5M
COMMERCIAL (GENERAL)
Est. value
$9.0M
RESTAURANT
Est. value
$6.2M
AUTO REPAIR, GARAGE
Est. value
$6.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$5.9M
RETAIL STORES
Est. value
$5.8M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
RESTAURANT
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
1915
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
STEAM
Cooling
Yes
Stories
1
Buildings
1
Units
1
Rooms
10
Bathrooms
2
Lot
0.23 ac
Current owner
From public records · entity-resolved
Picclang LLC
Entity
Free & Clear · 19 yrs held
Mailing address
93 UN ST STE #315, NEWTON, MA 02459-2241
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2007
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 9, 2007
—
Picclang LLC
—
Deed Of Trust
related
$3,000,000 · Citizens Bank Of Ma
Feb 9, 2007
$1
Picclang LLC
Zussman,david T
Grant Deed
related
—
Mar 11, 1999
—
Piccadilly Langley RT
—
Deed Of Trust
related
$6,200,000 · Cambridgeport Savings Bank
Jul 2, 1997
—
Piccadilly Langley RT
—
Deed Of Trust
related
$3,550,000 · East Boston Savings Bank
Apr 4, 1997
—
Piccadilly Langley RT
—
Deed Of Trust
related
$1,335,000 · East Boston Savings Bank
Aug 31, 1993
—
Piccadilly Langley RT
—
Deed Of Trust
related
$1,050,000 · East Boston Savings Bank
—
—
Picclang LLC
—
Deed Of Trust
related
$2,800,000 · Cambridge Tr
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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