Add Listing
    For Lease
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    The Largest CRE Database in the US with Over 1 Million Listings

    85 School Street Watertown, MA 2472

    View on Map
    Claim this Listing
    Loading data...
    Loading data...
    Loading data...
    For Lease
    Contact for pricing

    32,000 square foot office space for rent.

    Type:Office
    Property size:
    32,000 SF
    Added:
    Mar 31, 2026
    Days on Market:
    23
    Last Refresh:
    Mar 31 at 8:25 pm

    Property Features for 85 School Street

    General Information

    Standard status
    Active
    Size
    32,000 SF
    Property subtype
    Office

    Building Details

    Year Built
    2026

    Spaces For Lease

    at 85 School Street Contact us

    We can help!

    Listing Contact
    Duncan Gratton
    Duncan Gratton

    Listing agent Duncan Gratton

    Listing office Cushman & Wakefield | Boston

    Listing date Mar 31, 2026

    Source Cushmanwakefield

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of Cushman & Wakefield | Boston

    Overview

    Watertown Office Space Available

    This commercial real estate offers 32,000 square feet of office space and is located at 85 School Street, Watertown, MA 02472.
    Location Intelligence

    Current Use by Public Records

    Markforged - Engineering Corporate Office

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Daycare Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Watertown
    County
    Middlesex
    State
    Massachusetts
    Longitude
    -71.1658518
    Latitude
    42.3651517

    Nearby Similar for Lease

    • $24/mo

      Watertown Office/Flex Space Available

      Office/flex space with loading docks and basement storage available for lease.
      98 Galen St, Watertown, MA 02472
      View Details
    • Contact for pricing

      Medical Office Space Available

      Professional building with flexible layout, ideal for medical or office.
      521 Mount Auburn #209, Watertown, MA 02474
      View Details
    • Contact for pricing

      Prime Retail/Office Space Available

      Highly visible retail/office space on busy Mt. Auburn St.
      125 Mt Auburn St, Watertown, MA 02472
      View Details
    • $25/mo

      Watertown Flex/Office Space Available

      Versatile flex/office space in a vibrant, growing Watertown neighborhood.
      385 Pleasant St, Watertown, MA 02472
      View Details
    • Contact for pricing

      Watertown Office Space Available

      Office space available for rent in Watertown, Massachusetts.
      480 Pleasant St, Watertown, MA, 02472
      View Details
    • $50/mo

      Turnkey Veterinary/Medical Space Available

      Ready-to-occupy, modern space suitable for various professional uses.
      347 Main St, Watertown, MA 02472
      View Details
    • Contact for pricing

      abc

      21 state, Unit 7, Watertown, MA 02472
      View Details
    • Contact for pricing

      Watertown Retail Space Available

      Retail space for rent in Watertown near Watertown Yards.
      85 Main Street, Watertown, MA 02135
      View Details
    • Contact for pricing

      Medical Office Space Available

      Prime medical office space for rent in Watertown, MA.
      521 Mt Auburn St, Watertown, MA
      View Details
    • Contact for pricing

      Class A Office Space Available

      Class A office space for rent in Watertown, Massachusetts.
      64 Pleasant St, Watertown, MA
      View Details
    • Contact for pricing

      Watertown Office Building For Rent

      Four-story, 201,088 SF office building, formerly Boston Scientific headquarters.
      480 Pleasant St, Watertown, MA
      View Details
    • $25/mo

      Watertown Industrial Unit with Refrigeration

      Industrial unit with refrigeration, easy access to amenities.
      19 Calvin Rd, Watertown, MA 02472
      View Details

    FAQs

    What type of property is this?
    Office building - 32,000 square foot office space for rent.
    Where is this office building located?
    The property is located at 85 School Street Watertown, MA.
    What are key features of this property?
    This property features: 32,000 square foot office space available for rent.; Newly constructed in 2026.; Office space for rent.
    (617) 279-4540
    We can help!
    Listing Contact
    Duncan Gratton
    Duncan Gratton
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!