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Property profile & analytics
OFF-MARKET
Estimated value
$780,000
Specialty properties
111 Galen St Watertown, MA 02472-4506
Entity Owned
18-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US38-0949784
Property profile
Verified
Property type
Specialty properties
Use group
CHARITABLE ORGANIZATION
Year built
1887
Construction
FRAME
Total area
4,523 SF
Lot
0.42 ac (18,165 SF)
Zoning code
T
APN
WATE M:0110 B:0019A L:0000
UPID
US38-0949784
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
$780k
Blend (final)
Blend
$780k
Owner & transaction history
Beaverbrook Step INC · 18 yrs held
Beaverbrook Step INC
since 2008
2 recorded transactions
Zoning & alternative use
T · Watertown, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The intent of the zone to promote Two Family Residence District
Zone name
Two Family Residence
General category
RESIDENTIAL
Zone area
822.87 ac
Source
Realmo
Top alternative use upside
Auto repair, garage
$1.3M
+37.5%
Neighborhood: shopping center
$1.3M
+35.4%
Retail stores
$1.2M
+31.7%
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 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
CLUBS, LODGES, PROFESSIONAL ASSOCIATIONS
$925,000
Current use
AUTO REPAIR, GARAGE
$1,275,000
Change: +37% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,255,000
Change: +35% · Conversion: Difficult
RETAIL STORES
$1,220,000
Change: +32% · Conversion: Difficult
OFFICE BUILDING
$990,000
Change: +7% · Conversion: Difficult
Blend value · Realmo final
$780k
Range $702k – $858k · ±10%
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
$172 / 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
Assessed value
$1,266,100
Assessed 2024
Previous assessed
$1,244,700
+1.7% YoY
Assessed land
$530,400
Assessed improvement
$735,700
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
Specialty properties
Use group
CHARITABLE ORGANIZATION
Status
Off-Market
Year built
1887
Construction
FRAME
Heating
HOT WATER
Buildings
1
Stories
3
Units
3
Rooms
13
Bathrooms
3
Total area
4,523 SF
Lot
0.42 ac (18,165 SF)
Zoning code
T
APN
WATE M:0110 B:0019A L:0000
UPID
US38-0949784
Jurisdiction
WATERTOWN
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
T · Watertown, MAZoning T · permitted uses
T · Watertown, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The intent of the zone to promote Two Family Residence District
Zone name
Two Family Residence
General category
RESIDENTIAL
Zone area
822.87 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
CLUBS, LODGES, PROFESSIONAL ASSOCIATIONS Current
Est. value
$925,000
AUTO REPAIR, GARAGE
Est. value
$1.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.3M
RETAIL STORES
Est. value
$1.2M
OFFICE BUILDING
Est. value
$990,000
CLUBS, LODGES, PROFESSIONAL ASSOCIATIONS Current
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
OFFICE BUILDING
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
1887
Construction
FRAME
Heating
HOT WATER
Stories
3
Buildings
1
Units
3
Rooms
13
Bathrooms
3
Lot
0.42 ac
Current owner
From public records · entity-resolved
Beaverbrook Step INC
Entity
Mailing address
85 MAIN ST, WATERTOWN, MA 02472-4411
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2008
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
Jul 28, 2008
—
Beaverbrook Step INC
—
Grant Deed
related
$900,000 · Watertown Savings Bank
Jul 16, 2004
—
Beaverbrook Step INC
—
Deed Of Trust
related
$900,000 · Watertown Savings 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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