Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$3,995,000
Office buildings
90 Washington St Tewksbury, MA 01876-1877
Entity Owned
11-yr Hold
Free & Clear
Property ID
US38-0799882
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2006
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
16,200 SF
Lot
1.19 ac (51,836 SF)
Zoning code
IH
APN
TEWK M:0049 L:0006 U:0000
UPID
US38-0799882
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
-
D&G Landscaping Landscaping General Contractor
-
Lockhart Machine Co Inc Industrial Manufacturer
-
Royal Filter Specialists of New England Big Box & Wholesale Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.76M
Blend (final)
Blend
$4.00M
Owner & transaction history
Hrm & D LLC · 11 yrs held
Hrm & D LLC
since 2015
1 recorded transaction
Zoning & alternative use
IH · Tewksbury, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
TEWKSBURY ZONING BYLAW
Top alternative use upside
Restaurant
$4.7M
+75.9%
Auto repair, garage
$4.6M
+70.6%
Neighborhood: shopping center
$4.5M
+67.9%
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 Tewksbury submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Tewksbury 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
$2,675,000
Current use
RESTAURANT
$4,705,000
Change: +76% · Conversion: Moderate
AUTO REPAIR, GARAGE
$4,560,000
Change: +71% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$4,490,000
Change: +68% · Conversion: Difficult
RETAIL STORES
$4,365,000
Change: +63% · Conversion: Moderate
COMMERCIAL (GENERAL)
$4,185,000
Change: +57% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$3,735,000
Change: +40% · Conversion: Easy
INDUSTRIAL (GENERAL)
$2,485,000
Change: -7% · Conversion: Difficult
Blend value · Realmo final
$4.00M
Range $3.60M – $4.39M · ±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
$247 / 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
$36,156
Tax year 2024
Assessed value
$1,432,500
Assessed 2024
Previous assessed
$1,432,500
+0.0% YoY
Effective rate
2.52%
On assessed value
Assessed land
$204,600
Assessed improvement
$1,227,900
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
2006
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Buildings
1
Stories
2
Units
8
Total area
16,200 SF
Lot
1.19 ac (51,836 SF)
Zoning code
IH
APN
TEWK M:0049 L:0006 U:0000
UPID
US38-0799882
Jurisdiction
TEWKSBURY
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
IH · Tewksbury, MAZoning IH · permitted uses
IH · Tewksbury, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
TEWKSBURY ZONING BYLAW
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$2.7M
RESTAURANT
Est. value
$4.7M
AUTO REPAIR, GARAGE
Est. value
$4.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.5M
RETAIL STORES
Est. value
$4.4M
COMMERCIAL (GENERAL)
Est. value
$4.2M
APARTMENT HOUSE (5+ UNITS)
Est. value
$3.7M
INDUSTRIAL (GENERAL)
Est. value
$2.5M
OFFICE BUILDING Current
RESTAURANT
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
COMMERCIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
INDUSTRIAL (GENERAL)
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
2006
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Stories
2
Buildings
1
Units
8
Lot
1.19 ac
Current owner
From public records · entity-resolved
Hrm & D LLC
Entity
Free & Clear · 11 yrs held
Mailing address
36 HILLMAN ST, TEWKSBURY, MA 01876-5238
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 7, 2015
—
Hrm & D LLC
Hillman Trust
Quit Claim Deed
related
—
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 90 Washington St?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
