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Property profile & analytics
OFF-MARKET
Estimated value
$1,365,000
Office buildings
8 Midland Ave, Newton, MA 02458-1021
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US38-1277087
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1960
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
6,132 SF
Lot
0.33 ac (14,351 SF)
Zoning code
MAN
APN
NEWT S:11 B:002 L:0008
UPID
US38-1277087
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
$1.57M
Blend (final)
Blend
$1.37M
Owner & transaction history
10 Midland Avenue LLC · 2 yrs held
10 Midland Avenue LLC
since 2024
7 recorded transactions
Zoning & alternative use
MAN · 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
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
$1,870,000
Current use
RESTAURANT
$1,780,000
Change: -5% · Conversion: Moderate
AUTO REPAIR, GARAGE
$1,725,000
Change: -8% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,700,000
Change: -9% · Conversion: Difficult
RETAIL STORES
$1,655,000
Change: -12% · Conversion: Moderate
Blend value · Realmo final
$1.37M
Range $1.23M – $1.50M · ±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
$20,260
Tax year 2024
Assessed value
$1,105,300
Assessed 2024
Previous assessed
$1,105,300
+0.0% YoY
Effective rate
1.83%
On assessed value
Assessed land
$531,400
Assessed improvement
$573,900
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
1960
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
1
Rooms
4
Bathrooms
2
Total area
6,132 SF
Lot
0.33 ac (14,351 SF)
Zoning code
MAN
APN
NEWT S:11 B:002 L:0008
UPID
US38-1277087
Jurisdiction
NEWTON
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
MAN · Newton, MA
Zoning MAN · permitted uses
MAN · 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
$1.9M
RESTAURANT
Est. value
$1.8M
AUTO REPAIR, GARAGE
Est. value
$1.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.7M
RETAIL STORES
Est. value
$1.7M
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
1960
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
1
Rooms
4
Bathrooms
2
Lot
0.33 ac
Current owner
From public records · entity-resolved
10 Midland Avenue LLC
Entity
Mailing address
10 MIDLAND AVE, NEWTON, MA 02458-1021
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 13, 2026
—
10 Midland Avenue LLC
—
Deed
related
$2,000,000 · Citizens Bank
May 22, 2024
—
10 Midland Avenue LLC
Stasiowski Rlty Series Ll
Quit Claim Deed
related
—
May 1, 2020
—
Stasiowski Realty Series
—
Deed
related
$1,650,000 · Watertown Savings Bank
Apr 6, 2017
—
Midland Newton Series
—
Deed
related
$1,650,000 · Watertown Savings Bank
Dec 3, 2012
—
Midland Newton LLC
—
Deed Of Trust
related
$1,440,000 · Watertown Savings Bank
Jun 26, 2012
—
Newton Series T Midland
—
Deed Of Trust
related
$580,000 · Watertown Savings Bank
Oct 7, 2008
—
Newt Series Stasi Midland
—
Deed Of Trust
related
$650,000 · Watertown Savings Bank
Jun 30, 2005
$1
Midland Newton Series LLC
Stasiowski,frank A
Grant Deed
related
—
Nov 4, 2002
—
Frank A Stasiowski
—
Deed Of Trust
related
$610,000 · Watertown Savings Bank
Mar 29, 1999
—
Frank A Stasiowski
—
Deed Of Trust
related
$497,000 · Watertown Savings Bank
Oct 31, 1996
—
Frank A Stasiowski
—
Deed Of Trust
related
$320,000 · Watertown Savings Bank
May 11, 1993
—
Frank A Stasiowski
—
Deed Of Trust
related
$770,000 · Bay Bank
Aug 19, 1988
—
Frank A Stasiowski
—
Deed Of Trust
related
$160,000 · Baybank Norfolk Cnty Tr
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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