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Property profile & analytics
OFF-MARKET
Estimated value
$2,045,000
Retail space
109 School St, Watertown, MA 02472-4247
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US38-1097641
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1970
Construction
FRAME
Total area
3,674 SF
Lot
0.3 ac (12,937 SF)
Zoning code
NB
APN
WATE M:1209 B:0001C L:0000
UPID
US38-1097641
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
-
Young Construction Co., Inc. Construction Company
-
DMB Linen Services (Bike/Boat/Book/etc) Store
-
Biolink Partners Medical Laboratory
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.09M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.31M
Blend (final)
Blend
$2.05M
Owner & transaction history
Ph School Street LLC · 3 yrs held
Ph School Street LLC
since 2023
Last sale
$2.0M
7 recorded transactions
Zoning & alternative use
NB · Watertown, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.3M
+30.6%
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
$2,090,000
ML approach
$2,085,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,295,000
Change: +31% · Conversion: Easy
Blend value · Realmo final
$2.05M
Range $1.84M – $2.25M · ±10% · vs last sale $2.00M (Mar 21 2023)
Last sale anchor
$2.00M
Mar 21 2023
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
$557 / 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
$29,577
Tax year 2024
Assessed value
$1,281,500
Assessed 2024
Previous assessed
$1,048,500
+22.2% YoY
Effective rate
2.31%
On assessed value
Assessed land
$721,100
Assessed improvement
$560,400
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1970
Construction
FRAME
Heating
FORCED AIR
Buildings
1
Stories
1
Units
3
Bathrooms
5
Total area
3,674 SF
Lot
0.3 ac (12,937 SF)
Zoning code
NB
APN
WATE M:1209 B:0001C L:0000
UPID
US38-1097641
Jurisdiction
WATERTOWN
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
NB · Watertown, MA
Zoning NB · permitted uses
NB · 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
$1.3M
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
1970
Construction
FRAME
Heating
FORCED AIR
Stories
1
Buildings
1
Units
3
Bathrooms
5
Lot
0.3 ac
Current owner
From public records · entity-resolved
Ph School Street LLC
Entity
Mailing address
109 SCHOOL ST, WATERTOWN, MA 02472-4247
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 21, 2023
$2,000,000
Ph School Street LLC
109 School Street LLC
Quit Claim Arm's Length For Ne States
$1,400,000 · Watertown Savings Bank
Mar 17, 2023
—
109 School Street LLC
—
Deed
related
$750,000 · Digital FCU
Jan 12, 2023
—
109 School Street LLC
—
Deed
related
$100,000 · Gerard Mazzeo
Jun 8, 2022
—
72 Mount Auburn LLC
—
Deed
related
$100,000 · Leonard A Frisoli
May 11, 2020
—
109 Sch Street LLC
—
Deed
related
$100,000 · Gerard Mazzeo
Jan 15, 2019
—
109 School Street LLC
—
Deed
related
$900,000 · Walpole Cooperative Bank
Oct 7, 2015
$850,000
109 School Street LLC
Sequeschool Realty Trust
Quit Claim Deed
—
—
—
109 Sch Street LLC
—
Deed Of Trust
related
$100,000 · Gerard Mazzeo
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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