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Property profile & analytics
OFF-MARKET
Estimated value
$1,265,000
Investment properties
90 High Rock Ter Chestnut Hill, MA 02467-2654
Individually Owned
12-yr Hold
Property ID
US38-0910916
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1950
Construction
CONCRETE
Total area
3,305 SF
Lot
0.45 ac (19,527 SF)
Zoning code
SR3
APN
NEWT S:82 B:030 L:0025
UPID
US38-0910916
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
$1.24M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.27M
Owner & transaction history
Joyce S Freedman · 12 yrs held
Joyce S Freedman
since 2013
5 recorded transactions
Zoning & alternative use
SR3 · Chestnut Hill, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$2.0M
+27.6%
Auto repair, garage
$1.9M
+22.2%
Retail stores
$1.8M
+11.6%
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 Chestnut Hill submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Chestnut Hill 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%
$1,345,000
6.5%
$1,240,000
7%
$1,155,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,590,000
Current use
OFFICE BUILDING
$2,030,000
Change: +28% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,945,000
Change: +22% · Conversion: Difficult
RETAIL STORES
$1,775,000
Change: +12% · Conversion: Easy
Blend value · Realmo final
$1.27M
Range $1.14M – $1.39M · ±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
$383 / 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
Assessed value
$1,939,000
Assessed 2024
Previous assessed
$1,780,700
+8.9% YoY
Assessed land
$1,094,400
Assessed improvement
$844,600
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1950
Construction
CONCRETE
Heating
HOT WATER
Cooling
YES
Buildings
1
Stories
2
Units
1
Rooms
11
Bathrooms
4
Total area
3,305 SF
Lot
0.45 ac (19,527 SF)
Zoning code
SR3
APN
NEWT S:82 B:030 L:0025
UPID
US38-0910916
Jurisdiction
NEWTON
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
SR3 · Chestnut Hill, MA
Zoning SR3 · permitted uses
SR3 · Chestnut Hill, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Chestnut Hill. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.6M
OFFICE BUILDING
Est. value
$2.0M
AUTO REPAIR, GARAGE
Est. value
$1.9M
RETAIL STORES
Est. value
$1.8M
COMMERCIAL (GENERAL) Current
OFFICE BUILDING
AUTO REPAIR, GARAGE
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
1950
Construction
CONCRETE
Heating
HOT WATER
Cooling
Yes
Stories
2
Buildings
1
Units
1
Rooms
11
Bathrooms
4
Lot
0.45 ac
Current owner
From public records · entity-resolved
Joyce S Freedman
Individual
Mailing address
90 HIGH ROCK TER, CHESTNUT HILL, MA 02467-2654
Ownership since
2013
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
Sep 17, 2013
—
Joyce S Freedman
Lazarus,norman
Quit Claim Deed
related
—
Feb 23, 2004
—
Joyce S Freedman-lazarus
—
Deed Of Trust
related
$400,000 · Citizens Bank Of Ma
Dec 2, 2002
—
Norman F Lazarus
—
Deed Of Trust
related
$225,000 · Citizens Bank Of Ma
Dec 29, 1993
—
Norman Lazarus
—
Deed Of Trust
related
$203,150 · First Horizon Home Loan
Jan 4, 1993
$227,000
Norman Lazarus
Shor,henry K
Grant Deed
$181,600 · Active Mortgage Co
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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