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Property profile & analytics
FOR LEASE
Office buildings
135 Beaver St Waltham, MA 02452
Entity Owned
16-yr Hold
Free & Clear
Property ID
US38-0704000
For Lease
1 / 2
$19,065,000
135 Beaver St, Waltham, MA 02452
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1984
Construction
STEEL FRAME
Total area
96,973 SF
Lot
3.77 ac (164,034 SF)
APN
WALT M:054 B:004 L:0004
UPID
US38-0704000
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
-
Leclair & Leclair PC Law Firm
-
North Suburban Eye Associates Eye Care Center Ophthalmologist
-
Judith Ross & Co Inc Insurance Agency
-
Met Life Loan Service Bank
-
Personnel For Nondestructive Employment Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$18.50M
Blend (final)
Blend
$19.07M
Owner & transaction history
Westshell LLC · 16 yrs held
Westshell LLC
since 2009
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$28.2M
+14.1%
Restaurant
$28.2M
+14.0%
Auto repair, garage
$27.3M
+10.5%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$24,705,000
Current use
COMMERCIAL (GENERAL)
$28,190,000
Change: +14% · Conversion: Easy
RESTAURANT
$28,155,000
Change: +14% · Conversion: Moderate
AUTO REPAIR, GARAGE
$27,295,000
Change: +10% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$26,870,000
Change: +9% · Conversion: Difficult
RETAIL STORES
$26,140,000
Change: +6% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$22,345,000
Change: -10% · Conversion: Easy
Blend value · Realmo final
$19.07M
Range $17.16M – $20.97M · ±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
$197 / 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
$296,615
Tax year 2024
Assessed value
$14,322,300
Assessed 2024
Previous assessed
$14,322,300
+0.0% YoY
Effective rate
2.07%
On assessed value
Assessed land
$3,564,100
Assessed improvement
$10,758,200
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
Office buildings
Use group
OFFICE BUILDING
Status
For Lease
Year built
1984
Construction
STEEL FRAME
Heating
HOT WATER
Cooling
YES
Buildings
1
Stories
4
Units
7
Bathrooms
8
Total area
96,973 SF
Lot
3.77 ac (164,034 SF)
APN
WALT M:054 B:004 L:0004
UPID
US38-0704000
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
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$24.7M
COMMERCIAL (GENERAL)
Est. value
$28.2M
RESTAURANT
Est. value
$28.2M
AUTO REPAIR, GARAGE
Est. value
$27.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$26.9M
RETAIL STORES
Est. value
$26.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$22.3M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
RESTAURANT
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1984
Construction
STEEL FRAME
Heating
HOT WATER
Cooling
Yes
Stories
4
Buildings
1
Units
7
Bathrooms
8
Lot
3.77 ac
Current owner
From public records · entity-resolved
Westshell LLC
Entity
Free & Clear · 16 yrs held
Mailing address
465 WAVERLEY OAKS RD, WALTHAM, MA 02452-8438
Ownership since
2009
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 21, 2012
—
Clematis LLC
—
Deed Of Trust
related
$5,487,113 · Worth Funding INC
Oct 15, 2009
$1
Westshell LLC
Clematis LLC
Grant Deed
—
Mar 14, 1989
$440,000
Clematis Corp
Ossipee Aggregates
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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