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Property profile & analytics
OFF-MARKET
Estimated value
$620,000
Investment properties
131 Watertown St, Watertown, MA 02472-2570
Individually Owned
2-yr Hold
Property ID
US38-1447047
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1950
Construction
FRAME
Total area
2,642 SF
Lot
0.18 ac (7,623 SF)
Zoning code
T
APN
WATE M:0123 B:0022 L:0017
UPID
US38-1447047
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
-
Sylvio P Lessa DMD Dental Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$670k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$620k
Owner & transaction history
Eric Lessa · 2 yrs held
Eric Lessa
since 2024
7 recorded transactions
Zoning & alternative use
T · Watertown, 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 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%
$725,000
6.5%
$670,000
7%
$625,000
Blend value · Realmo final
$620k
Range $558k – $682k · ±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
$235 / 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
$925,700
Assessed 2024
Previous assessed
$925,700
+0.0% YoY
Assessed land
$466,000
Assessed improvement
$459,700
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1950
Construction
FRAME
Heating
HOT WATER
Buildings
1
Stories
2
Units
2
Rooms
6
Bathrooms
3
Total area
2,642 SF
Lot
0.18 ac (7,623 SF)
Zoning code
T
APN
WATE M:0123 B:0022 L:0017
UPID
US38-1447047
Jurisdiction
WATERTOWN
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
T · Watertown, MA
Zoning T · permitted uses
T · Watertown, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Watertown. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1950
Construction
FRAME
Heating
HOT WATER
Stories
2
Buildings
1
Units
2
Rooms
6
Bathrooms
3
Lot
0.18 ac
Current owner
From public records · entity-resolved
Eric Lessa
Individual
Mailing address
131 WATERTOWN ST, WATERTOWN, MA 02472-2570
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 24, 2024
—
Eric Lessa
Sylvio P Lessa Ret
Quit Claim Deed
related
—
Aug 16, 2016
—
Sylvio P Lessa Ret
—
Deed
related
$100,000 · Watertown Savings Bank
Oct 6, 2008
$1
Sylvio P Lessa Ret
Lessa,sylvio P
Grant Deed
—
May 25, 2007
—
Sylvio P Lessa
—
Deed Of Trust
related
$425,000 · Watertown Savings Bank
Oct 1, 2004
—
Sylvio P Lessa
—
Deed Of Trust
related
$67,000 · Citizens Bank Of Ma
Feb 5, 2004
—
Sylvio P Lessa
—
Deed Of Trust
related
$364,000 · Washington Mutual Bank
Mar 6, 2002
—
Sylvio P Lessa
—
Deed Of Trust
related
$300,000 · Flagstar Bank Fsb
Jan 13, 1989
—
Sylvio P Lessa
—
Deed Of Trust
related
$284,000 · Waltham Svgs Bk
May 26, 1987
—
Sylvio P Lessa
—
Deed Of Trust
related
$170,000 · Waltham Svgs Bk
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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