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Property profile & analytics
OFF-MARKET
Estimated value
$1,475,000
Specialty properties
71 Donizetti St, Wellesley, MA 02482-4840
Entity Owned
6-yr Hold
Property ID
US38-0731739
Property profile
Verified
Property type
Specialty properties
Use group
CHARITABLE ORGANIZATION
Year built
1954
Construction
FRAME
Total area
3,411 SF
Lot
0.23 ac (10,000 SF)
Zoning code
SR10
APN
WELL M:121 R:090 S:
UPID
US38-0731739
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
-
Boston Home Tutors Tutoring Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.35M
Blend (final)
Blend
$1.48M
Owner & transaction history
Wellesley Abc Program INC · 6 yrs held
Wellesley Abc Program INC
since 2020
Last sale
$1.3M
7 recorded transactions
Zoning & alternative use
SR10 · Wellesley, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.1M
+9.0%
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 Wellesley submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Wellesley 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
CLUBS, LODGES, PROFESSIONAL ASSOCIATIONS
$1,010,000
Current use
AUTO REPAIR, GARAGE
$1,100,000
Change: +9% · Conversion: Difficult
OFFICE BUILDING
$1,000,000
Change: -1% · Conversion: Difficult
RETAIL STORES
$1,000,000
Change: -1% · Conversion: Difficult
Blend value · Realmo final
$1.48M
Range $1.33M – $1.62M · ±10% · vs last sale $1.25M (Mar 30 2020)
Last sale anchor
$1.25M
Mar 30 2020
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
$432 / 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 2020Property tax & assessments
Tax year 2020
Tax billed
$13,363
Tax year 2020
Assessed value
$1,436,000
Assessed 2024
Previous assessed
$1,291,000
+11.2% YoY
Effective rate
0.93%
On assessed value
Assessed land
$899,000
Assessed improvement
$537,000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Specialty properties
Use group
CHARITABLE ORGANIZATION
Status
Off-Market
Year built
1954
Construction
FRAME
Heating
HOT WATER
Cooling
YES
Stories
2
Units
1
Rooms
8
Bathrooms
4
Total area
3,411 SF
Lot
0.23 ac (10,000 SF)
Zoning code
SR10
APN
WELL M:121 R:090 S:
UPID
US38-0731739
Jurisdiction
WELLESLEY
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
SR10 · Wellesley, MA
Zoning SR10 · permitted uses
SR10 · Wellesley, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Wellesley. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
CLUBS, LODGES, PROFESSIONAL ASSOCIATIONS Current
Est. value
$1.0M
AUTO REPAIR, GARAGE
Est. value
$1.1M
OFFICE BUILDING
Est. value
$1.0M
RETAIL STORES
Est. value
$1.0M
CLUBS, LODGES, PROFESSIONAL ASSOCIATIONS Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
RETAIL STORES
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
1954
Construction
FRAME
Heating
HOT WATER
Cooling
Yes
Stories
2
Units
1
Rooms
8
Bathrooms
4
Lot
0.23 ac
Current owner
From public records · entity-resolved
Wellesley Abc Program INC
Entity
Mailing address
396 WASHINGTON ST, WELLESLEY, MA 02481-6209
Ownership since
2020
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
Mar 30, 2020
$1,250,000
Wellesley Abc Program INC
Praveen Limbachiya
Quit Claim Arm's Length For Ne States
$300,000 · Wellesley Bank
Jan 9, 2017
—
Praveen Limbachiya
—
Deed
related
$650,000 · Citizens Bank
Oct 14, 2004
—
Praveen Limbachiya
—
Deed Of Trust
related
$200,000 · Citizens Bank Of Ma
Feb 17, 2004
—
Praveen Limbachiya
—
Deed Of Trust
related
$200,000 · Deepgreen Bank
Dec 17, 2003
—
Praveen Limbachiya
—
Deed Of Trust
related
$322,000 · Priceline Mortgage
Aug 12, 2003
—
Praveen Limbachiya
—
Deed Of Trust
related
$320,000 · Everbank Com
May 3, 1999
$330,000
Praveen Limbachiya
Donazette RT
Grant Deed
$240,000 · First Essex Savings Bank
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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