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Property profile & analytics
OFF-MARKET
Estimated value
$52,450,000
Office buildings
101 Walnut St, Watertown, MA 02472-4054
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US38-0492848
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1930
Construction
FRAME
Total area
95,804 SF
Lot
4.89 ac (212,834 SF)
Zoning code
I-3
APN
WATE M:1035 B:0001 L:0000
UPID
US38-0492848
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
-
Dr. Jeffrey O. Greenberg, MD Physician
-
Dr. Andrew L. Ellner, MD Physician
-
Dr. Nisha A. Basu, MD Physician
-
Firefly Health Corporate Office
-
Landwise Advisors Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$49.89M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$52.45M
Owner & transaction history
Carbon Propco 2021 LLC · 4 yrs held
Carbon Propco 2021 LLC
since 2021
Last sale
$54.8M
7 recorded transactions
Zoning & alternative use
I-3 · Watertown, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$33.7M
+60.9%
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 Watertown submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Watertown 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
$50,325,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$54,045,000
6.5%
$49,885,000
7%
$46,320,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$33,730,000
Change: +61% · Conversion: Easy
Blend value · Realmo final
$52.45M
Range $47.21M – $57.70M · ±10% · vs last sale $54.80M (Sep 1 2021)
Last sale anchor
$54.80M
Sep 1 2021
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
$547 / 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
$520,613
Tax year 2024
Assessed value
$22,556,900
Assessed 2024
Previous assessed
$22,082,800
+2.1% YoY
Effective rate
2.31%
On assessed value
Assessed land
$7,469,800
Assessed improvement
$15,087,100
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
1930
Construction
FRAME
Heating
FORCED AIR
Buildings
1
Stories
2
Units
5
Bathrooms
9
Total area
95,804 SF
Lot
4.89 ac (212,834 SF)
Zoning code
I-3
APN
WATE M:1035 B:0001 L:0000
UPID
US38-0492848
Jurisdiction
WATERTOWN
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
I-3 · Watertown, MA
Zoning I-3 · permitted uses
I-3 · Watertown, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Watertown. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$33.7M
COMMERCIAL (GENERAL)
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
1930
Construction
FRAME
Heating
FORCED AIR
Stories
2
Buildings
1
Units
5
Bathrooms
9
Lot
4.89 ac
Current owner
From public records · entity-resolved
Carbon Propco 2021 LLC
Entity
Mailing address
301 COMMERCE ST STE #3300, FORT WORTH, TX 76102-4133
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 1, 2021
$54,800,180
Carbon Propco 2021 LLC
New Green Apple LP
Quit Claim Arm's Length For Ne States
$37,000,000 · Wells Fargo Bank NA
Oct 2, 2015
$23,300,000
New Green Apple LP
Paradigm Walnut St LLC
Quit Claim Arm's Length For Ne States
$16,826,000 · Webster Bank
Nov 3, 2005
$19,250,000
Paradigm Walnut St LLC
Vhbma LLC
Grant Deed
—
Nov 3, 2005
$900,000
Paradigm Walnut St LLC
Vhbma LLC
Grant Deed
$15,505,000 · Pnc Bank
Aug 3, 1998
$11,500,000
Vhbma LLC
101 Walnut St RT
Grant Deed
$11,500,000 · Worth Funding INC
Jun 25, 1998
—
101 Walnut St. RT
—
Deed Of Trust
related
$1,300,000 · Us Trust Middlesex
Mar 30, 1994
—
101 Walnut St. RT
—
Deed Of Trust
related
$4,000,000 · Sun Life Assurance Co
Mar 10, 1989
—
101 Walnut St. RT
—
Deed Of Trust
related
$500,000 · Fleet National Bank
Apr 1, 1988
$5,051,000
101 Walnut St. RT
101 Walnut St RT
Grant Deed
related
$9,000,000 · Fleet National Bank
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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