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Property profile & analytics
OFF-MARKET
Estimated value
$2,295,000
Retail space
68 Highland Ave Needham, MA 02494-3024
Entity Owned
5-yr Hold
Free & Clear
Property ID
US38-2516259
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1958
Total area
9,562 SF
Lot
0.3 ac (12,894 SF)
Zoning code
H128
APN
NEED M:073.0 B:0022 L:0000.0
UPID
US38-2516259
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
-
Raymond's Home & Carpets Carpet & Flooring Store
-
Frank Webb Home, Needham, MA Kitchen & Bath Showroom Furniture & Home Goods
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.83M
CAP Approach
CAP
$2.51M
Comparable Approach
Comparable
$2.27M
Blend (final)
Blend
$2.30M
Owner & transaction history
No No Song LLC · 5 yrs held
No No Song LLC
since 2021
Last sale
$2.2M
1 recorded transaction
Zoning & alternative use
H128 · Needham, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
Planning Maps | Needham, MA
Top alternative use upside
Auto repair, garage
$3.1M
+10.0%
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
$2,965,000
ML approach
$2,830,000
CAP Approach
CAP Return
Estimation
6%
$2,710,000
6.5%
$2,505,000
7%
$2,325,000
Alternative Use
Use
Estimation
RETAIL STORES
$2,800,000
Current use
AUTO REPAIR, GARAGE
$3,080,000
Change: +10% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$2,745,000
Change: -2% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,445,000
Change: -13% · Conversion: Easy
Blend value · Realmo final
$2.30M
Range $2.07M – $2.52M · ±10% · vs last sale $2.20M (Mar 31 2021)
Last sale anchor
$2.20M
Mar 31 2021
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
$240 / 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
$30,138
Tax year 2024
Assessed value
$1,226,600
Assessed 2024
Previous assessed
$1,603,000
-23.5% YoY
Effective rate
2.46%
On assessed value
Assessed land
$758,200
Assessed improvement
$468,400
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1958
Buildings
2
Total area
9,562 SF
Lot
0.3 ac (12,894 SF)
Zoning code
H128
APN
NEED M:073.0 B:0022 L:0000.0
UPID
US38-2516259
Jurisdiction
NEEDHAM
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
H128 · Needham, MAZoning H128 · permitted uses
H128 · Needham, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
Planning Maps | Needham, MA
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$2.8M
AUTO REPAIR, GARAGE
Est. value
$3.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.7M
COMMERCIAL (GENERAL)
Est. value
$2.4M
RETAIL STORES Current
AUTO REPAIR, GARAGE
APARTMENT HOUSE (5+ UNITS)
COMMERCIAL (GENERAL)
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
1958
Buildings
2
Lot
0.3 ac
Current owner
From public records · entity-resolved
No No Song LLC
Entity
Free & Clear · 5 yrs held
Mailing address
160 MIDDLESEX TPKE, BEDFORD, MA 01730-1416
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 31, 2021
$2,200,000
No No Song LLC
Rando Ret
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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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