New search
Property profile & analytics
OFF-MARKET
Estimated value
$815,000
Retail space
121 Riv St, Waltham, MA 02453
Individually Owned
3-yr Hold
Free & Clear
Property ID
US38-0804719
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1955
Construction
CONCRETE
Total area
5,970 SF
Lot
0.25 ac (10,925 SF)
APN
WALT M:071 B:006 L:0001
UPID
US38-0804719
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
$825k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$565k
Blend (final)
Blend
$815k
Owner & transaction history
Peter M Dion · 3 yrs held
Peter M Dion
since 2023
Last sale
$800,000
7 recorded transactions
Zoning & alternative use
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 Waltham submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Waltham 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
$835,000
ML approach
$825,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$815k
Range $734k – $897k · ±10% · vs last sale $800k (May 31 2023)
Last sale anchor
$800k
May 31 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
$137 / 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
$24,009
Tax year 2024
Assessed value
$1,159,300
Assessed 2024
Previous assessed
$1,159,300
+0.0% YoY
Effective rate
2.07%
On assessed value
Assessed land
$399,300
Assessed improvement
$760,000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
1955
Construction
CONCRETE
Heating
FORCED AIR
Buildings
1
Stories
1
Units
1
Bathrooms
2
Total area
5,970 SF
Lot
0.25 ac (10,925 SF)
APN
WALT M:071 B:006 L:0001
UPID
US38-0804719
Jurisdiction
WALTHAM
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
Zoning · permitted uses
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
1955
Construction
CONCRETE
Heating
FORCED AIR
Stories
1
Buildings
1
Units
1
Bathrooms
2
Lot
0.25 ac
Current owner
From public records · entity-resolved
Peter M Dion
Individual
Free & Clear · 3 yrs held
Mailing address
11 PLEASANT ST, NEWTON, MA 02465-1216
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
May 31, 2023
—
Peter M Dion
Peter M Dion
Quit Claim Deed
related
—
May 16, 2016
—
Peter M Dion
—
Deed
related
$750,000 · Northern Bk & Tr
Nov 23, 2004
$800,000
Ann Dion
119-123 River Street RT
Grant Deed
$500,000 · Northern Bank & Trust
Apr 4, 2003
$550,000
119-123 River St. RT
Ladas,mary
Grant Deed
$440,000 · Zwi Kohorn
May 21, 1999
—
Angelo Ladas
—
Deed Of Trust
related
$230,000 · Hudson Savings Bank
May 27, 1994
$430,000
Angelo Ladas
Bourgeois,edna M
Grant Deed
—
May 27, 1994
—
Angelo Ladas
—
Deed Of Trust
related
$38,988 · Zwi Kohorn
Dec 29, 1988
—
Ronald D Bourgeois
—
Deed Of Trust
related
$160,000 · Federal 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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 121 Riv St?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
