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Property profile & analytics
OFF-MARKET
Estimated value
$2,720,000
Retail space
80 Langley Rd Newton, MA 02459-2054
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US38-0781245
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1920
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
6,723 SF
Lot
0.08 ac (3,670 SF)
Zoning code
BU2
APN
NEWT S:61 B:038 L:0003
UPID
US38-0781245
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
-
massinsurers Insurance Agency
-
Elin Consulting Marketing & Advertising Advertising Agency
-
The Salons at Area 80 Hair Salon
-
Rêve Salon Hair Salon Nail Salon
-
Shelli-Rose Hair at Next Level Cut & Color Hair Salon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.89M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.84M
Blend (final)
Blend
$2.72M
Owner & transaction history
80 Langley Road LLC · 5 yrs held
80 Langley Road LLC
since 2021
Last sale
$2.6M
5 recorded transactions
Zoning & alternative use
BU2 · Newton, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$2.8M
+56.1%
Office building
$2.1M
+13.2%
Restaurant
$2.0M
+7.7%
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 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
$2,900,000
ML approach
$2,890,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$1,810,000
Current use
COMMERCIAL (GENERAL)
$2,830,000
Change: +56% · Conversion: Easy
OFFICE BUILDING
$2,050,000
Change: +13% · Conversion: Easy
RESTAURANT
$1,950,000
Change: +8% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,890,000
Change: +4% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,865,000
Change: +3% · Conversion: Moderate
Blend value · Realmo final
$2.72M
Range $2.45M – $2.99M · ±10% · vs last sale $2.55M (Apr 29 2021)
Last sale anchor
$2.55M
Apr 29 2021
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
$405 / 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
$43,609
Tax year 2024
Assessed value
$2,379,100
Assessed 2024
Previous assessed
$2,307,000
+3.1% YoY
Effective rate
1.83%
On assessed value
Assessed land
$612,700
Assessed improvement
$1,766,400
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1920
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HOT WATER
Cooling
YES
Buildings
1
Stories
1
Units
1
Rooms
3
Bathrooms
3
Total area
6,723 SF
Lot
0.08 ac (3,670 SF)
Zoning code
BU2
APN
NEWT S:61 B:038 L:0003
UPID
US38-0781245
Jurisdiction
NEWTON
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
BU2 · Newton, MA
Zoning BU2 · permitted uses
BU2 · 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
RETAIL STORES Current
Est. value
$1.8M
COMMERCIAL (GENERAL)
Est. value
$2.8M
OFFICE BUILDING
Est. value
$2.1M
RESTAURANT
Est. value
$2.0M
AUTO REPAIR, GARAGE
Est. value
$1.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.9M
RETAIL STORES Current
COMMERCIAL (GENERAL)
OFFICE BUILDING
RESTAURANT
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
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
1920
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HOT WATER
Cooling
Yes
Stories
1
Buildings
1
Units
1
Rooms
3
Bathrooms
3
Lot
0.08 ac
Current owner
From public records · entity-resolved
80 Langley Road LLC
Entity
Mailing address
207 NEWBURY ST, BOSTON, MA 02116-2571
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 29, 2021
$2,550,000
80 Langley Road LLC
Barbara H Baratz Ret
Quit Claim Arm's Length For Ne States
$3,225,000 · Everett Cooperative Bank
Jun 27, 2016
—
Baratz,barbara H Trust
80 Langley Road Realty Trust
Quit Claim Deed
related
—
Nov 10, 2014
—
80 Langley Road Realty Trust
Baratz,barbara
Quit Claim Deed
related
—
Feb 4, 2013
—
Barbara Baratz
—
Deed Of Trust
related
$300,000 · Cambridge Savings Bank
Feb 13, 2007
—
Barbara Baratz
—
Deed Of Trust
related
$249,900 · Brookline 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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