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Property profile & analytics
FOR LEASE
Commercial real estate
13 Water St, Holliston, MA 01746
Entity Owned
9-yr Hold
~
Est. High Equity
Property ID
US38-1874726
For Lease
1 / 3
$650/Mo
13 Water St, Holliston, MA 01746
View Listing →
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Total area
19,493 SF
Lot
1.97 ac (85,813 SF)
Zoning code
I
APN
HOLL M:008F B:0004 L:0101
UPID
US38-1874726
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
-
Miller Wachman LLP Accounting Firm
-
Jacqueline Nastro-Hathaway Law Firm
-
Power-4 Employment Agency
-
Daw Inc Corporate Office
-
Meridian Financial Advisors Financial Advisor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.22M
Blend (final)
Blend
$2.37M
Owner & transaction history
13-23 Water Street Realty · 9 yrs held
13-23 Water Street Realty
since 2017
6 recorded transactions
Zoning & alternative use
I · Holliston, 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 Holliston submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Holliston 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
Blend value · Realmo final
$2.37M
Range $2.13M – $2.61M · ±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
$122 / 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
$21,485
Tax year 2024
Assessed value
$1,426,600
Assessed 2024
Previous assessed
$1,426,600
+0.0% YoY
Effective rate
1.51%
On assessed value
Assessed land
$570,800
Assessed improvement
$855,800
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
For Lease
Heating
NONE
Buildings
2
Total area
19,493 SF
Lot
1.97 ac (85,813 SF)
Zoning code
I
APN
HOLL M:008F B:0004 L:0101
UPID
US38-1874726
Jurisdiction
HOLLISTON
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
I · Holliston, MA
Zoning I · permitted uses
I · Holliston, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Holliston. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Heating
NONE
Buildings
2
Lot
1.97 ac
Current owner
From public records · entity-resolved
13-23 Water Street Realty
Entity
Mailing address
16 EVERETT ST, HOLLISTON, MA 01746-1783
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 16, 2017
$1,530,000
13-23 Water Street Realty
13-23 Water Street LLC
Quit Claim Deed
related
$1,224,000 · Middlesex Svgs Bk
Apr 11, 2012
—
13-23 Water Street LLC
—
Deed Of Trust
related
$680,000 · Gary Needham
Oct 5, 2011
$1,411,000
13-23 Water Street LLC
Water Street Mill Corp
Grant Deed
—
Jan 29, 2009
—
Water St Mill Corp
—
Deed Of Trust
related
$754,854 · Unibank For Savings
Sep 9, 2005
—
Water St Mill Corp
—
Deed Of Trust
related
$264,220 · Milford National Bank & Trust
Dec 29, 2000
$4,500
Water St Mill Corp
Sullivan,nancy J
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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