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7 Mckay Ave, Winchester, MA 01890
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Property summary
AI-generated overview
A 5,200-square-foot flex office space located in central Winchester, Massachusetts, positioned between Route 3 and I-93. The property is approximately 2 miles from I-93 and 3 miles from I-95, and is less than 1 mile from the Winchester train station. The site provides parking with more than 100 spaces and the interior office space is subdivisible. The property is zoned for light industrial use and is suitable for uses such as medical office, medical laboratory, professional office, or flex industrial.
Property profile
Verified
Property type
Other industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
1986
Construction
STEEL FRAME
Total area
46,313 SF
Lot
2.38 ac (103,573 SF)
Zoning code
IL
APN
WINC M:013 B:0326 L:0
UPID
US38-0842066
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Employment Agency Business Service Center
-
Moving Company Storage Facility
-
Garden Center
-
Recycling Center Waste Management Facility
-
Financial Advisor
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$6.79M
CAP Approach
CAP
$7.58M
Comparable Approach
Comparable
$9.29M
Blend (final)
Blend
$6.73M
Owner & transaction history
since 2020
Last sale
$6.2M
6 recorded transactions
Zoning & alternative use
IL · Winchester, MA
Top alternative use upside
Apartment house (5+ units)
$10.7M
+50.1%
Office building
$10.1M
+42.6%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
17% off on annual
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
All 5 comparables with addresses
3 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$6.73M
Value range
$6.06M – $7.40M
±10% around blend
Estimated value / SF
$145 / SF
Confidence
High
5 county-verified comps
Property data
100
Market benchmarks
33
Comparable evidence
50
Income certainty
100
$6.06M
blend $6.73M
$7.40M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
46,313 SF
Lot area
2.38 ac
Year built
1986
Stories
2
APN
WINC M:013 B:0326 L:0
Zoning
IL
Assessed value
$6,646,600
Annual tax
$71,850
3
Income approach: direct capitalization
Partial preview
Income approach indication
$7.58M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$8.21M
@ 6.5% CAP return
$7.58M
@ 7% CAP return
$7.04M
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$71,850
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$5.66M
Weighted, 5 comps · high confidence
Evidence
5 found · 5 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
7.9 mi away · 43,792 SF
9.0 mi away · 35,024 SF
13.7 mi away · 49,600 SF
16.1 mi away · 50,042 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$6.73M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 345 sales
$154
-5%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $145/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Apartment House (5+ Units)
Gross theoretical uplift
+50%
vs current-use indication
Office Building
Industrial (general) · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 5 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Selected market yield
7.30%
Selected cap rate for this other industrial properties
Derived from the Winchester market rent, vacancy and expense benchmarks for this use type.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 7.30%
9.0%
NOI (est.)
$26k *
Last sale · Aug 2020
$6.20M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$353k
Move the market yield to see immediate price impact.
Value / SF
$8
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
6.80%7.30%7.80%
$23k
$341k
$318k
$298k
$26k
$379k
$353k
$331k
$28k
$417k
$389k
$364k
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
5 found
High confidence · county-verified
Closest comparable
$6.00M
5.5 mi · Jan 2026 · $116/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$71,850
Tax year 2024
Assessed value
$6,646,600
Assessed 2024
Previous assessed
$6,646,600
+0.0% YoY
Effective rate
1.08%
On assessed value
Assessed land
$2,320,200
Assessed improvement
$4,326,400
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Other industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
For Lease
Year built
1986
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Units
6
Bathrooms
16
Total area
46,313 SF
Lot
2.38 ac (103,573 SF)
Zoning code
IL
APN
WINC M:013 B:0326 L:0
UPID
US38-0842066
Jurisdiction
WINCHESTER
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
IL · Winchester, MAZoning IL · permitted uses
IL · Winchester, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1986
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Units
6
Bathrooms
16
Lot
2.38 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
IL
Jurisdiction
Winchester, MA
Recorded code
IL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for IL in Winchester, MA.
What opens after registration
Zoning profile
Official documentVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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