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Property profile & analytics
OFF-MARKET
Estimated value
$535,000
Specialty properties
960 Waltham St Lexington, MA 02421-8095
Entity Owned
14-yr Hold
Free & Clear
Property ID
US38-2511206
Property profile
Verified
Property type
Specialty properties
Use group
CHARITABLE ORGANIZATION
Year built
1900
Total area
43,090 SF
Lot
2.06 ac (89,677 SF)
Zoning code
PD-1
APN
LEXI M:0005 L:00021A
UPID
US38-2511206
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
$535k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$689k
Blend (final)
Blend
$535k
Owner & transaction history
Symmes Life Care INC · 14 yrs held
Symmes Life Care INC
since 2012
3 recorded transactions
Zoning & alternative use
PD-1 · Lexington, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
A planned development district is intended to Permit considerable flexibility in the development of tracts of land by requiring few predetermined standards, Permit a developer to propose, and for the Town to vote on, a site development and use plan unique to a particular location
Zone name
Planned Development
General category
PLANNED_DEVELOPMENT
Zone area
36.09 ac
Source
Realmo
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
by Request
ML approach
$535,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$535k
Range $482k – $589k · ±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
$12 / 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 2018Property tax & assessments
Tax year 2018
Tax billed
$6,807
Tax year 2018
Assessed value
$3,333,000
Assessed 2024
Previous assessed
$641,000
+420.0% YoY
Effective rate
0.20%
On assessed value
Assessed land
$641,000
Assessed improvement
$2,692,000
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
Specialty properties
Use group
CHARITABLE ORGANIZATION
Status
Off-Market
Year built
1900
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Rooms
4
Bathrooms
1
Total area
43,090 SF
Lot
2.06 ac (89,677 SF)
Zoning code
PD-1
APN
LEXI M:0005 L:00021A
UPID
US38-2511206
Jurisdiction
LEXINGTON
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
PD-1 · Lexington, MAZoning PD-1 · permitted uses
PD-1 · Lexington, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
A planned development district is intended to Permit considerable flexibility in the development of tracts of land by requiring few predetermined standards, Permit a developer to propose, and for the Town to vote on, a site development and use plan unique to a particular location
Zone name
Planned Development
General category
PLANNED_DEVELOPMENT
Zone area
36.09 ac
Source
Realmo
Building & site characteristics
From public records
Year built
1900
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Rooms
4
Bathrooms
1
Lot
2.06 ac
Current owner
From public records · entity-resolved
Symmes Life Care INC
Entity
Free & Clear · 14 yrs held
Mailing address
1010 WALTHAM ST STE #600, LEXINGTON, MA 02421-8052
Ownership since
2012
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 29, 2012
$733,333
Symmes Life Care INC
Lyman Properties Holdings
Grant Deed
—
Nov 30, 2004
$450,000
Lyman Prop Hldgs LLC
Gardencrest Apts A LP
Grant Deed
$250,000 · Janet Cook Dunbar
Nov 30, 2004
$1
Lyman Prop Hldgs LLC
Waltham & Lexington RT
Grant 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.
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