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Property profile & analytics
OFF-MARKET
Estimated value
$900,000
Day care centers
90 Mdws Rd Medfield, MA 02052-1581
Entity Owned
16-yr Hold
Free & Clear
Property ID
US38-1044095
Property profile
Verified
Property type
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Year built
2009
Construction
FRAME
Total area
8,068 SF
Lot
2.71 ac (118,231 SF)
Zoning code
RS
APN
MEDF M:0048 B:0000 L:0030
UPID
US38-1044095
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
$595k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.20M
Blend (final)
Blend
$900k
Owner & transaction history
Needham Inv Co · 16 yrs held
Needham Inv Co
since 2009
7 recorded transactions
Zoning & alternative use
RS · Medfield, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.4M
+49.7%
Commercial (general)
$1.1M
+9.5%
Apartment house (5+ units)
$1.0M
+4.5%
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 Medfield submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Medfield 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
$595,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE
$960,000
Current use
RESTAURANT
$1,440,000
Change: +50% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,050,000
Change: +10% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$1,005,000
Change: +4% · Conversion: Difficult
AUTO REPAIR, GARAGE
$970,000
Change: +1% · Conversion: Difficult
RETAIL STORES
$925,000
Change: -4% · Conversion: Difficult
MEDICAL BUILDING
$925,000
Change: -4% · Conversion: Difficult
Blend value · Realmo final
$900k
Range $810k – $990k · ±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
$112 / 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
$34,031
Tax year 2024
Assessed value
$2,324,500
Assessed 2024
Previous assessed
$2,324,500
+0.0% YoY
Effective rate
1.46%
On assessed value
Assessed land
$641,100
Assessed improvement
$1,683,400
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
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Status
Off-Market
Year built
2009
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
1
Rooms
13
Bathrooms
9
Total area
8,068 SF
Lot
2.71 ac (118,231 SF)
Zoning code
RS
APN
MEDF M:0048 B:0000 L:0030
UPID
US38-1044095
Jurisdiction
MEDFIELD
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
RS · Medfield, MA
Zoning RS · permitted uses
RS · Medfield, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Medfield. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
Est. value
$960,000
RESTAURANT
Est. value
$1.4M
COMMERCIAL (GENERAL)
Est. value
$1.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.0M
AUTO REPAIR, GARAGE
Est. value
$970,000
RETAIL STORES
Est. value
$925,000
MEDICAL BUILDING
Est. value
$925,000
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
RESTAURANT
COMMERCIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
AUTO REPAIR, GARAGE
RETAIL STORES
MEDICAL BUILDING
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
2009
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
1
Rooms
13
Bathrooms
9
Lot
2.71 ac
Current owner
From public records · entity-resolved
Needham Inv Co
Entity
Free & Clear · 16 yrs held
Mailing address
105 CHESTNUT ST STE #28, NEEDHAM, MA 02492-2520
Ownership since
2009
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 6, 2009
$2,600,000
Needham Inv Co
Norfolk Inv Co
Grant Deed
—
Oct 9, 2008
—
Norfolk Inv Co LLC
—
Deed Of Trust
related
$2,600,000 · Needham Cp Bank
Sep 5, 2007
$1,000,000
Norfolk Inv Co LLC
Shugrue Ft
Grant Deed
$800,000 · Scituate Fsla
Sep 5, 2007
—
Norfolk Inv Co LLC
—
Deed Of Trust
related
$800,000 · Scituate Fsla
Jun 11, 2002
$240,000
Meadow RT North
Fruh,virginia Tr
Grant Deed
—
—
—
Needham Inv Co LLC
—
Deed Of Trust
related
$2,310,000 · Needham Bk
—
—
Needham Inv Co LLC
—
Deed Of Trust
related
$300,000 · Needham Bk
—
—
Needham Investment Co LLC
—
Deed Of Trust
related
$2,560,000 · Needham Bk
—
—
Needham Inv Co LLC
—
Deed Of Trust
related
$3,074,000 · Needham Bk
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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