13 Ctr St Watertown, MA 02472-4017
Individually Owned
4-yr Hold
Free & Clear
Estimated value (blended)
$1.10M
Range $990k – $1.21M (±10%)
Implied cap rate
5.70%
In-place · NOI ÷ last sale
Property ID
US38-1537729
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1887
Construction
FRAME
Total area
3,789 SF
Lot
0.28 ac (11,979 SF)
Zoning code
SC
APN
WATE M:1021 B:0016 L:0019
UPID
US38-1537729
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.12M
CAP Approach
CAP
$960k
Comparable Approach
Comparable
$1.45M
Blend (final)
Blend
$1.10M
Owner & transaction history
since 2022
Last sale
$1.2M
2 recorded transactions
Zoning & alternative use
SC · Watertown, MA
Zoning description
tations. § 6.07 Bicycle parking. Article VII Signs and Illumination note § 7.00 Intent and purpose. § 7.01 Definition of terms. § 7.02 Application and procedure. § 7.03 Signs in all districts. § 7.04 Signs in S-10, S-6,…
General category
RESIDENTIAL
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 6 comparables with addresses
Sensitivity value band
Source audit · 10 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$1.10M
Value range
$990k – $1.21M
±10% around blend
Estimated value / SF
$290 / SF
Confidence
High
6 county-verified comps
Property data
75
Market benchmarks
100
Comparable evidence
60
$990k
blend $1.10M
$1.21M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
3,789 SF
Lot area
0.28 ac
Year built
1887
Stories
3
APN
WATE M:1021 B:0016 L:0019
Assessed value
$1,128,100
3
Income approach: direct capitalization
Partial preview
Income approach indication
$960k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$1.04M
@ 6.5% CAP return
$960k
@ 7% CAP return
$895k
4
Sales comparison
Partial preview
Sales approach indication
$2.50M
Weighted, 6 comps · high confidence
Evidence
6 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
1.6 mi away · 3,045 SF
1.6 mi away · 3,280 SF
2.5 mi away · 4,250 SF
2.6 mi away · 2,827 SF
2.7 mi away · 3,248 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.10M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 23 sales
$352
-18%
Submarket 23 sales
$352
-18%
County 830 sales
$258
+12%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $290/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
Not available
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 6 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
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Overview
Implied cap rate
5.70%
Implied, in-place cap rate for this investment properties
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 5.70%
9.0%
NOI (est.)
$83k *
Last sale · Jun 2022
$1.18M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$1.45M
Move the market yield to see immediate price impact.
Value / SF
$383
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.20%5.70%6.20%
$74k
$1.43M
$1.31M
$1.20M
$83k
$1.59M
$1.45M
$1.34M
$91k
$1.75M
$1.60M
$1.47M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
6 found
High confidence · county-verified
Closest comparable
$2.50M
0.1 mi · Mar 2026 · $659/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Assessed value
$1,128,100
Assessed 2024
Previous assessed
$1,128,100
+0.0% YoY
Assessed land
$564,000
Assessed improvement
$564,100
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1887
Construction
FRAME
Heating
HOT WATER
Buildings
1
Stories
3
Units
3
Rooms
13
Bathrooms
4
Total area
3,789 SF
Lot
0.28 ac (11,979 SF)
Zoning code
SC
APN
WATE M:1021 B:0016 L:0019
UPID
US38-1537729
Jurisdiction
WATERTOWN
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
SC · Watertown, MAZoning SC · permitted uses
SC · Watertown, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
tations. § 6.07 Bicycle parking. Article VII Signs and Illumination note § 7.00 Intent and purpose. § 7.01 Definition of terms. § 7.02 Application and procedure. § 7.03 Signs in all districts. § 7.04 Signs in S-10, S-6,…
General category
RESIDENTIAL
Building & site characteristics
From public records
Year built
1887
Construction
FRAME
Heating
HOT WATER
Stories
3
Buildings
1
Units
3
Rooms
13
Bathrooms
4
Lot
0.28 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
SC
RESIDENTIAL
Jurisdiction
Watertown, MA
Recorded code
SC
Official district
SC
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for SC in Watertown, MA.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
3 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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