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Property profile & analytics
OFF-MARKET
Turn key restaurants
11 Beacon St, Watertown, MA 02472-2609
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US38-1103156
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1940
Construction
FRAME
Total area
1,104 SF
Lot
0.06 ac (2,701 SF)
Zoning code
CB
APN
WATE M:0906 B:0061 L:0000A
UPID
US38-1103156
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
11 North Beacon St LLC · 8 yrs held
11 North Beacon St LLC
since 2018
7 recorded transactions
Zoning & alternative use
CB · Watertown, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$14,367
Tax year 2024
Assessed value
$622,500
Assessed 2024
Previous assessed
$598,700
+4.0% YoY
Effective rate
2.31%
On assessed value
Assessed land
$420,000
Assessed improvement
$202,500
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1940
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
1
Bathrooms
2
Total area
1,104 SF
Lot
0.06 ac (2,701 SF)
Zoning code
CB
APN
WATE M:0906 B:0061 L:0000A
UPID
US38-1103156
Jurisdiction
WATERTOWN
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
CB · Watertown, MA
Zoning CB · permitted uses
CB · 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.
Building & site characteristics
From public records
Year built
1940
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
1
Bathrooms
2
Lot
0.06 ac
Current owner
From public records · entity-resolved
11 North Beacon St LLC
Entity
Mailing address
57 CYPRESS ST, WATERTOWN, MA 02472-1988
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2018
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
Apr 20, 2018
$600,000
11 North Beacon St LLC
Kazar M Keuchkarian
Quit Claim Arm's Length For Ne States
$400,000 · Watertown Savings Bank
Jul 21, 2017
—
Kazar M Keuchkarian
—
Deed
related
$100,000 · Atlantic Mortgage&loa
Jun 1, 2010
—
Kazar M Keuchkarian
—
Deed Of Trust
related
$29,437 · Watertown Savings Bank
May 11, 2007
$350,000
Kazar M Keuchkarian
Keuchkarian,demedria
Grant Deed
related
$360,000 · Watertown Savings Bank
Mar 11, 2005
—
Demedria Keuchkarian
—
Deed Of Trust
related
$60,000 · Rockland Trust Co
Jan 31, 2005
—
Demedria Keuchkarian
—
Deed Of Trust
related
$220,000 · Rockland Trust Co
Oct 31, 2000
$360,000
Armand Keuchkarian
Butler,jerome C
Grant Deed
$120,000 · Cambridge Savings Bank
Oct 31, 2000
—
Armand Keuchkarian
—
Deed Of Trust
related
$130,000 · Zenon Grzybowski
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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