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Property profile & analytics
OFF-MARKET
Estimated value
$3,470,000
Retail space
120 Water St 130 Boston, MA 02109-4210
Entity Owned
24-yr Hold
Free & Clear
Property ID
US38-1585214
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1899
Construction
BRICK
Total area
14,927 SF
Lot
0.07 ac (3,095 SF)
Zoning code
C
APN
CBOS W:03 P:03841 S:000
UPID
US38-1585214
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
-
Cresset Construction Company General Contractor
-
McMahon Associates, Inc. General Contractor
-
McMahon Associates Engineering Consultant
-
Henshon Klein LLP Law Firm
-
CCC Alliance Financial Advisor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$3.71M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.47M
Owner & transaction history
130 Water St Assoc LLC · 24 yrs held
130 Water St Assoc LLC
since 2001
2 recorded transactions
Zoning & alternative use
C · Boston, 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 Boston submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Boston 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%
$4,015,000
6.5%
$3,705,000
7%
$3,440,000
Blend value · Realmo final
$3.47M
Range $3.12M – $3.82M · ±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
$232 / 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
$92,357
Tax year 2024
Assessed value
$3,654,800
Assessed 2024
Previous assessed
$3,805,400
-4.0% YoY
Effective rate
2.53%
On assessed value
Assessed land
$1,697,900
Assessed improvement
$1,956,900
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1899
Construction
BRICK
Heating
NONE
Buildings
1
Stories
5
Units
1
Total area
14,927 SF
Lot
0.07 ac (3,095 SF)
Zoning code
C
APN
CBOS W:03 P:03841 S:000
UPID
US38-1585214
Jurisdiction
BOSTON
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
C · Boston, MAZoning C · permitted uses
C · Boston, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1899
Construction
BRICK
Heating
NONE
Stories
5
Buildings
1
Units
1
Lot
0.07 ac
Current owner
From public records · entity-resolved
130 Water St Assoc LLC
Entity
Free & Clear · 24 yrs held
Mailing address
130 WATER ST, BOSTON, MA 02109-4215
Ownership since
2001
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
May 29, 2020
—
130 Water Street Assoc
—
Deed
related
$4,100,000 · Webster Five Cents Savings Bank
Nov 15, 2001
$2,845,000
130 Water St Assoc LLC
Dike RT
Grant Deed
—
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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