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Property profile & analytics
OFF-MARKET
Estimated value
$715,000
Retail space
967 Washington St 979 Newton, MA 02460-1544
Entity Owned
Absentee Owner
Free & Clear
Property ID
US38-1295561
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1921
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
4,342 SF
Lot
0.31 ac (13,322 SF)
Zoning code
MR3
APN
NEWT S:21 B:033 L:0001
UPID
US38-1295561
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
$440k
CAP Approach
CAP
$960k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$715k
Owner & transaction history
Cityside Condominium LLC
Cityside Condominium LLC
since 2025
5 recorded transactions
Zoning & alternative use
MR3 · Newton, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The intent of the zone to promote multi residence uses
Zone name
Multi Residence 3
General category
RESIDENTIAL
Zone area
128.97 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 Newton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Newton 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
$440,000
CAP Approach
CAP Return
Estimation
6%
$1,040,000
6.5%
$960,000
7%
$890,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,170,000
Current use
Blend value · Realmo final
$715k
Range $644k – $787k · ±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
$165 / 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
$22,212
Tax year 2024
Assessed value
$1,211,800
Assessed 2024
Previous assessed
$1,241,000
-2.4% YoY
Effective rate
1.83%
On assessed value
Assessed land
$701,500
Assessed improvement
$510,300
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1921
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
SPACE
Cooling
YES
Buildings
1
Stories
1
Units
3
Rooms
3
Bathrooms
1
Total area
4,342 SF
Lot
0.31 ac (13,322 SF)
Zoning code
MR3
APN
NEWT S:21 B:033 L:0001
UPID
US38-1295561
Jurisdiction
NEWTON
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
MR3 · Newton, MAZoning MR3 · permitted uses
MR3 · Newton, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The intent of the zone to promote multi residence uses
Zone name
Multi Residence 3
General category
RESIDENTIAL
Zone area
128.97 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.2M
RETAIL STORES Current
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
1921
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
SPACE
Cooling
Yes
Stories
1
Buildings
1
Units
3
Rooms
3
Bathrooms
1
Lot
0.31 ac
Current owner
From public records · entity-resolved
Cityside Condominium LLC
Entity
Free & Clear · 0 yrs held
Mailing address
979 WASHINGTON ST, NEWTON, MA 02460-1544
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
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
Aug 28, 2025
—
Cityside Condominium LLC
Newton City Of
Deed
related
—
Aug 21, 2025
—
Harold M Boyajian
Newton City Of
Deed
related
—
Jul 17, 2025
$6,000,000
Cityside Condominium LLC
Boyajian Leona A Est
Deed
$4,500,000 · Qs Lending T
Jul 17, 2025
—
Cityside Condominium LLC
—
Deed
related
$4,500,000 · Qs Lending T
Feb 4, 2025
—
David H Boyajian
—
Deed
related
$1 · Rogers & Company INC
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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