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Property profile & analytics
OFF-MARKET
Estimated value
$44,695,000
Office buildings
95 Hayden Ave, Lexington, MA 02421-7942
Entity Owned
2-yr Hold
Free & Clear
Property ID
US38-1349865
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1986
Construction
STEEL FRAME
Total area
229,982 SF
Lot
24.97 ac (1,087,693 SF)
Zoning code
PD-6
APN
LEXI M:0017 L:000022
UPID
US38-1349865
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
-
Vyvanse copay Department Store
-
ChargePoint Charging Station Electric Vehicle Charging Station
-
Swimwear Mania Inc Swimwear Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$44.70M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$50.79M
Blend (final)
Blend
$44.70M
Owner & transaction history
99 Hayden LLC · 2 yrs held
99 Hayden LLC
since 2024
Last sale
$44.7M
5 recorded transactions
Zoning & alternative use
PD-6 · Lexington, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$66.8M
+11.8%
Auto repair, garage
$64.7M
+8.4%
Neighborhood: shopping center
$63.7M
+6.7%
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 Lexington submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lexington 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
$44,695,000
ML approach
$44,695,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$59,715,000
Current use
RESTAURANT
$66,770,000
Change: +12% · Conversion: Moderate
AUTO REPAIR, GARAGE
$64,730,000
Change: +8% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$63,720,000
Change: +7% · Conversion: Difficult
RETAIL STORES
$62,000,000
Change: +4% · Conversion: Moderate
COMMERCIAL (GENERAL)
$59,430,000
Change: 0% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$52,990,000
Change: -11% · Conversion: Easy
Blend value · Realmo final
$44.70M
Range $40.23M – $49.16M · ±10% · vs last sale $44.69M (May 6 2024)
Last sale anchor
$44.69M
May 6 2024
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
$194 / 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
$1,021,555
Tax year 2024
Assessed value
$42,213,000
Assessed 2024
Previous assessed
$42,213,000
+0.0% YoY
Effective rate
2.42%
On assessed value
Assessed land
$13,894,000
Assessed improvement
$28,319,000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
1986
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
4
Units
1
Rooms
1
Total area
229,982 SF
Lot
24.97 ac (1,087,693 SF)
Zoning code
PD-6
APN
LEXI M:0017 L:000022
UPID
US38-1349865
Jurisdiction
LEXINGTON
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
PD-6 · Lexington, MA
Zoning PD-6 · permitted uses
PD-6 · Lexington, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lexington. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$59.7M
RESTAURANT
Est. value
$66.8M
AUTO REPAIR, GARAGE
Est. value
$64.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$63.7M
RETAIL STORES
Est. value
$62.0M
COMMERCIAL (GENERAL)
Est. value
$59.4M
APARTMENT HOUSE (5+ UNITS)
Est. value
$53.0M
OFFICE BUILDING Current
RESTAURANT
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
COMMERCIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
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
1986
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
4
Buildings
1
Units
1
Rooms
1
Lot
24.97 ac
Current owner
From public records · entity-resolved
99 Hayden LLC
Entity
Free & Clear · 2 yrs held
Mailing address
404 WYMAN ST, WALTHAM, MA 02451-1212
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 6, 2024
—
99 Hayden LLC
95 Hayden LLC
Quit Claim Deed
related
—
Jul 27, 2012
$44,693,351
95 Hayden LLC
2 Ledgemont LLC
Grant Deed
—
Dec 13, 2006
$1
2 Ledgemont LLC
Ledgemont Research Assoc
Grant Deed
related
—
Dec 13, 2006
—
2 Ledgemont LLC
—
Grant Deed
related
$32,150,000 · Anglo Irish Bank Corp
Dec 31, 1996
—
Pk Ledgemont Research
—
Deed Of Trust
related
$33,014,174 · Zuckerman Family Nomi
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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