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Property profile & analytics
OFF-MARKET
Estimated value
$1,600,000
Retail space
980 Boylston St Newton, MA 02461-1562
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US38-0675546
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1960
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
5,580 SF
Lot
0.7 ac (30,277 SF)
Zoning code
BU2
APN
NEWT S:51 B:025 L:0002
UPID
US38-0675546
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
-
Anton's Cleaners (Bike/Boat/Book/etc) Store
-
Clearwater Laundromat & Laundry Service (Bike/Boat/Book/etc) Store
-
Mr. K's Wines & Spirits (Bike/Boat/Book/etc) Store Wine and Liquor Store
-
Bitcoin Depot ATM Atm
-
ATM Atm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.89M
CAP Approach
CAP
$1.24M
Comparable Approach
Comparable
$1.44M
Blend (final)
Blend
$1.60M
Owner & transaction history
Ramsdell Associates LP · 5 yrs held
Ramsdell Associates LP
since 2020
Last sale
$1.6M
2 recorded transactions
Zoning & alternative use
BU2 · Newton, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$2.4M
+56.1%
Office building
$1.7M
+13.2%
Restaurant
$1.6M
+7.7%
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 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
$1,940,000
ML approach
$1,890,000
CAP Approach
CAP Return
Estimation
6%
$1,335,000
6.5%
$1,235,000
7%
$1,145,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,505,000
Current use
COMMERCIAL (GENERAL)
$2,350,000
Change: +56% · Conversion: Easy
OFFICE BUILDING
$1,705,000
Change: +13% · Conversion: Easy
RESTAURANT
$1,620,000
Change: +8% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,570,000
Change: +4% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,545,000
Change: +3% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$1,285,000
Change: -15% · Conversion: Difficult
Blend value · Realmo final
$1.60M
Range $1.44M – $1.76M · ±10% · vs last sale $1.55M (Dec 4 2020)
Last sale anchor
$1.55M
Dec 4 2020
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
$287 / 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
$28,598
Tax year 2024
Assessed value
$1,560,200
Assessed 2024
Previous assessed
$1,597,800
-2.4% YoY
Effective rate
1.83%
On assessed value
Assessed land
$945,900
Assessed improvement
$614,300
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
1960
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
SPACE
Cooling
YES
Buildings
1
Stories
1
Units
3
Rooms
3
Bathrooms
3
Total area
5,580 SF
Lot
0.7 ac (30,277 SF)
Zoning code
BU2
APN
NEWT S:51 B:025 L:0002
UPID
US38-0675546
Jurisdiction
NEWTON
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
BU2 · Newton, MA
Zoning BU2 · permitted uses
BU2 · Newton, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Newton. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.5M
COMMERCIAL (GENERAL)
Est. value
$2.4M
OFFICE BUILDING
Est. value
$1.7M
RESTAURANT
Est. value
$1.6M
AUTO REPAIR, GARAGE
Est. value
$1.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.5M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.3M
RETAIL STORES Current
COMMERCIAL (GENERAL)
OFFICE BUILDING
RESTAURANT
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
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
1960
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
SPACE
Cooling
Yes
Stories
1
Buildings
1
Units
3
Rooms
3
Bathrooms
3
Lot
0.7 ac
Current owner
From public records · entity-resolved
Ramsdell Associates LP
Entity
Mailing address
1 VAN DE GRAAFF DR STE #402, BURLINGTON, MA 01803-5294
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 4, 2020
$1,550,000
Ramsdell Associates LP
Campbell Lorraine S Est
Quit Claim Arm's Length For Ne States
$1,400,000 · Northern Bank & Trust Co
Nov 19, 2008
—
Lorraine S Campbell
—
Deed Of Trust
related
$720,000 · Northern Bank & Trust
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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