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Property profile & analytics
OFF-MARKET
Estimated value
$13,485,000
Office buildings
70 Westview St Lexington, MA 02421-3142
Individually Owned
7-yr Hold
Free & Clear
Property ID
US38-1597111
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1986
Construction
STEEL FRAME
Total area
60,546 SF
Lot
3.32 ac (144,619 SF)
Zoning code
CM
APN
LEXI M:0085 L:00020C
UPID
US38-1597111
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
-
Yunes Frank B Law Firm
-
Riverside Research Research Institute
-
Boston Fusion Corp Research And Product Development
-
FedEx Drop Box Postal Service Courier Service
-
Mc Glinchey & Paul Associates Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$10.12M
Blend (final)
Blend
$13.49M
Owner & transaction history
Mass Inst Of Tech FCU · 7 yrs held
Mass Inst Of Tech FCU
since 2018
6 recorded transactions
Zoning & alternative use
CM · Lexington, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$17.6M
+11.8%
Auto repair, garage
$17.0M
+8.4%
Neighborhood: shopping center
$16.8M
+6.7%
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 Lexington submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lexington 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
$15,720,000
Current use
RESTAURANT
$17,580,000
Change: +12% · Conversion: Moderate
AUTO REPAIR, GARAGE
$17,040,000
Change: +8% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$16,775,000
Change: +7% · Conversion: Difficult
RETAIL STORES
$16,320,000
Change: +4% · Conversion: Moderate
COMMERCIAL (GENERAL)
$15,645,000
Change: 0% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$13,950,000
Change: -11% · Conversion: Easy
Blend value · Realmo final
$13.49M
Range $12.14M – $14.83M · ±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
$223 / 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
$203,570
Tax year 2024
Assessed value
$8,412,000
Assessed 2024
Previous assessed
$8,602,000
-2.2% YoY
Effective rate
2.42%
On assessed value
Assessed land
$3,163,000
Assessed improvement
$5,249,000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1986
Construction
STEEL FRAME
Heating
HOT WATER
Cooling
YES
Buildings
1
Stories
3
Units
1
Rooms
1
Total area
60,546 SF
Lot
3.32 ac (144,619 SF)
Zoning code
CM
APN
LEXI M:0085 L:00020C
UPID
US38-1597111
Jurisdiction
LEXINGTON
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
CM · Lexington, MA
Zoning CM · permitted uses
CM · Lexington, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lexington. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$15.7M
RESTAURANT
Est. value
$17.6M
AUTO REPAIR, GARAGE
Est. value
$17.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$16.8M
RETAIL STORES
Est. value
$16.3M
COMMERCIAL (GENERAL)
Est. value
$15.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$14.0M
OFFICE BUILDING Current
RESTAURANT
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
COMMERCIAL (GENERAL)
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
1986
Construction
STEEL FRAME
Heating
HOT WATER
Cooling
Yes
Stories
3
Buildings
1
Units
1
Rooms
1
Lot
3.32 ac
Current owner
From public records · entity-resolved
Mass Inst Of Tech FCU
Individual
Free & Clear · 7 yrs held
Mailing address
700 TECHNOLOGY SQ, CAMBRIDGE, MA 02139-3557
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 23, 2018
$4,379,340
Mass Inst Of Tech FCU
Danvers Land Assoc
Quit Claim Deed
related
—
Jul 23, 2018
$2,652,660
Mass Inst Of Tech FCU
Wlc 4 6 LLC
Quit Claim Deed
related
—
Jul 1, 2013
—
Wlc 46 LLC
Farley White Kilnbrook 4
Quit Claim Deed
related
—
Mar 9, 2006
$2,970,000
Farley White Kilnbro LLC
Kiln Brook Realty Corp
Grant Deed
—
Mar 9, 2006
—
Farley White Kilnbr 4 LLC
—
Grant Deed
related
$14,000,000 · Webster Bank
Nov 26, 1993
$485,000
Danvers Land Assocs
Equitable Life Assur
Grant Deed
—
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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