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Property profile & analytics
OFF-MARKET
Estimated value
$61,155,000
Office buildings
75 Wls Ave 95 Newton, MA 02459-3296
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US38-0603403
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1988
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
260,552 SF
Lot
12.8 ac (557,570 SF)
Zoning code
LMD
APN
NEWT S:84 B:034 L:0002C
UPID
US38-0603403
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$60.04M
Blend (final)
Blend
$61.16M
Owner & transaction history
Tcd 234 Ma Wells Prop LLC · 4 yrs held
Tcd 234 Ma Wells Prop LLC
since 2022
Last sale
$63.1M
6 recorded transactions
Zoning & alternative use
LMD · Newton, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$58,385,000
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
$79,510,000
Current use
RESTAURANT
$75,645,000
Change: -5% · Conversion: Moderate
AUTO REPAIR, GARAGE
$73,335,000
Change: -8% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$72,190,000
Change: -9% · Conversion: Difficult
RETAIL STORES
$70,240,000
Change: -12% · Conversion: Moderate
Blend value · Realmo final
$61.16M
Range $55.04M – $67.27M · ±10% · vs last sale $63.10M (Jan 6 2022)
Last sale anchor
$63.10M
Jan 6 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
$235 / 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
$932,365
Tax year 2024
Assessed value
$50,865,500
Assessed 2024
Previous assessed
$52,518,200
-3.1% YoY
Effective rate
1.83%
On assessed value
Assessed land
$8,374,700
Assessed improvement
$42,490,800
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
1988
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
3
Units
14
Rooms
20
Bathrooms
6
Total area
260,552 SF
Lot
12.8 ac (557,570 SF)
Zoning code
LMD
APN
NEWT S:84 B:034 L:0002C
UPID
US38-0603403
Jurisdiction
NEWTON
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
LMD · Newton, MA
Zoning LMD · permitted uses
LMD · 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
OFFICE BUILDING Current
Est. value
$79.5M
RESTAURANT
Est. value
$75.6M
AUTO REPAIR, GARAGE
Est. value
$73.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$72.2M
RETAIL STORES
Est. value
$70.2M
OFFICE BUILDING Current
RESTAURANT
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
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
1988
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
3
Buildings
1
Units
14
Rooms
20
Bathrooms
6
Lot
12.8 ac
Current owner
From public records · entity-resolved
Tcd 234 Ma Wells Prop LLC
Entity
Mailing address
2 INTERNATIONAL PL STE #2710, BOSTON, MA 02110-4102
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 6, 2022
$63,100,000
Tcd 234 Ma Wells Prop LLC
Ag Jcm Wells Ave Prop
Quit Claim Arm's Length For Ne States
$73,250,000 · Metlife Real Estate Lending LLC
Mar 9, 2016
$45,145,000
Ag Jcm Wells Avenue Pr
Ns Wells Acquisition L
Quit Claim Deed
related
$47,130,000 · East Boston Savings Bank
Jul 29, 2004
$9,511,246
Rp Saracen Prop LLC
Wells Ave Senior Hldg
Grant Deed
—
Nov 27, 1991
$24,022,626
Holding T Saraceno
Wells Research Assocs
Grant Deed
—
Sep 29, 1989
—
Assc LP Wells Research
—
Deed Of Trust
related
$25,000 · Bank Of New England
Feb 23, 1989
—
Assocs Wells Research
—
Deed Of Trust
related
$2,330,000 · Bank Of New England
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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