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Property profile & analytics
OFF-MARKET
Estimated value
$2,485,000
Retail space
612 Washington St, Newton, MA 02458-1453
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US38-0547558
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1935
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
10,078 SF
Lot
0.23 ac (10,147 SF)
Zoning code
BU2
APN
NEWT S:23 B:018 L:0001A
UPID
US38-0547558
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
-
7-Eleven Grocery & Convenience Store
-
Cardtronics ATM Atm
-
Fulfilled Goods Grocery & Convenience Store Food Market
-
Peter & Sons Air Duct Cleaning HVAC Service
-
artee fabrics & home - newton (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.60M
CAP Approach
CAP
$2.23M
Comparable Approach
Comparable
$2.67M
Blend (final)
Blend
$2.49M
Owner & transaction history
Pprg Holdings LLC · 3 yrs held
Pprg Holdings LLC
since 2022
Last sale
$2.4M
7 recorded transactions
Zoning & alternative use
BU2 · Newton, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$3.1M
+13.2%
Restaurant
$2.9M
+7.7%
Auto repair, garage
$2.8M
+4.4%
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 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
$2,595,000
ML approach
$2,600,000
CAP Approach
CAP Return
Estimation
6%
$2,415,000
6.5%
$2,230,000
7%
$2,070,000
Alternative Use
Use
Estimation
RETAIL STORES
$2,715,000
Current use
OFFICE BUILDING
$3,075,000
Change: +13% · Conversion: Easy
RESTAURANT
$2,925,000
Change: +8% · Conversion: Easy
AUTO REPAIR, GARAGE
$2,835,000
Change: +4% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$2,790,000
Change: +3% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$2,320,000
Change: -15% · Conversion: Difficult
Blend value · Realmo final
$2.49M
Range $2.24M – $2.73M · ±10% · vs last sale $2.40M (Oct 27 2022)
Last sale anchor
$2.40M
Oct 27 2022
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
$247 / 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
$42,817
Tax year 2024
Assessed value
$2,335,900
Assessed 2024
Previous assessed
$2,020,500
+15.6% YoY
Effective rate
1.83%
On assessed value
Assessed land
$701,900
Assessed improvement
$1,634,000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1935
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
3
Rooms
4
Bathrooms
2
Total area
10,078 SF
Lot
0.23 ac (10,147 SF)
Zoning code
BU2
APN
NEWT S:23 B:018 L:0001A
UPID
US38-0547558
Jurisdiction
NEWTON
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
BU2 · Newton, MA
Zoning BU2 · permitted uses
BU2 · 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
RETAIL STORES Current
Est. value
$2.7M
OFFICE BUILDING
Est. value
$3.1M
RESTAURANT
Est. value
$2.9M
AUTO REPAIR, GARAGE
Est. value
$2.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.8M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.3M
RETAIL STORES Current
OFFICE BUILDING
RESTAURANT
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
APARTMENT HOUSE (5+ UNITS)
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
1935
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
3
Rooms
4
Bathrooms
2
Lot
0.23 ac
Current owner
From public records · entity-resolved
Pprg Holdings LLC
Entity
Mailing address
260 GRV ST, WELLESLEY, MA 02482-7411
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 27, 2022
$2,400,000
Pprg Holdings LLC
612 Washington Street RT
Deed
$1,600,000 · Leader Bank NA
Aug 14, 2009
—
612 Washington Street RT
—
Deed Of Trust
related
$1,125,000 · Rockland Trust Co
Feb 13, 1998
—
612 Washington St. RT
—
Deed Of Trust
related
$287,500 · Janet Cook Dunbar
Mar 7, 1996
—
612 Washington St. RT
—
Deed Of Trust
related
$240,000 · Bay Colony Dev Corp
Mar 1, 1996
$550,000
612 Washington St. RT
Mourgis,george J
Grant Deed
$287,500 · Grove Bank
Mar 1, 1996
—
612 Washington St. RT
—
Deed Of Trust
related
$230,000 · Grove Bank
Aug 18, 1993
$410,000
George J Mourgis
Baltic Rlty Corp
Grant Deed
$335,000 · Metrowest Bank
May 30, 1991
$551,000
Baltic Rlty Corp T
Lubker,thomas O
Grant Deed
—
Nov 2, 1989
$938,000
Tol Realty Corp
Lubker,thonmas O
Grant Deed
—
Jan 28, 1988
—
Thomas O Tubker
—
Deed Of Trust
related
$105,000 · Metrowest Bank
Jul 14, 1987
$835,000
Thomas D Lugker
Goldsmith,gerald
Grant Deed
$668,000 · Metrowest Bank
—
—
612 Washington Street Trust
—
Deed Of Trust
related
$3,200,000 · Mary Piltch
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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