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Property profile & analytics
OFF-MARKET
Estimated value
$10,765,000
Investment properties
55 Tower Rd, Newton, MA 02464-1510
Individually Owned
2-yr Hold
~
Est. High Equity
Property ID
US38-0263745
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1898
Total area
163,814 SF
Lot
11.1 ac (483,583 SF)
Zoning code
MU1
APN
NEWT S:51 B:028 L:0005
UPID
US38-0263745
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
$8.89M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$10.77M
Owner & transaction history
Northland Pattern Dist Ll · 2 yrs held
Northland Pattern Dist Ll
since 2023
Last sale
$13.0M
7 recorded transactions
Zoning & alternative use
MU1 · Newton, MA
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 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
$14,030,000
ML approach
$8,890,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$10.77M
Range $9.69M – $11.84M · ±10% · vs last sale $12.98M (Oct 4 2023)
Last sale anchor
$12.98M
Oct 4 2023
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
$66 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$265,039
Tax year 2023
Assessed value
$16,142,000
Assessed 2024
Previous assessed
$13,898,200
+16.1% YoY
Effective rate
1.64%
On assessed value
Assessed land
$16,142,000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1898
Heating
NONE
Buildings
1
Total area
163,814 SF
Lot
11.1 ac (483,583 SF)
Zoning code
MU1
APN
NEWT S:51 B:028 L:0005
UPID
US38-0263745
Jurisdiction
NEWTON
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
MU1 · Newton, MA
Zoning MU1 · permitted uses
MU1 · 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.
Building & site characteristics
From public records
Year built
1898
Heating
NONE
Buildings
1
Lot
11.1 ac
Current owner
From public records · entity-resolved
Northland Pattern Dist Ll
Individual
Mailing address
2150 WASHINGTON ST, NEWTON, MA 02462-1498
Ownership since
2023
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
Dec 23, 2025
—
Northland Pattern Dist
—
Deed
related
$220,000,000 · Jpmorgan Chase Bank NA
Oct 4, 2023
—
Northland Pattern Dist Ll
Northland Tower Rd Invest
Quit Claim Deed
related
—
Apr 4, 2018
—
Northland Tower Road I
—
Deed
related
$20,032,954 · Blue Hills Bank
Jan 30, 2004
—
Fund I Partners L P North
—
Deed Of Trust
related
$8,700,000 · Gary Needham
Nov 26, 2003
$12,980,000
Northland Tower Road
Ipc INC
Grant Deed
$8,872,047 · Zuckerman Family Nomi
Dec 9, 1996
$8,475,000
Ipc RT
L&cp Rlty Corp
Grant Deed
—
Jun 19, 1990
—
Ivex Coated Prod Corp
—
Deed Of Trust
related
$350,000,000 · Wells Fargo Mortgage
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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