Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$1,085,000
Office buildings
15 Church St Waltham, MA 02452-5501
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US38-1638394
Property summary
AI-generated overview
This exceptional Waltham property presents a unique investment opportunity encompassing 6,108 square feet (3,947 sq ft above grade and 2,161 sq ft below grade) situated on a 0.25-acre lot (10,899 sq ft). Currently configured as an 11-unit office building with tenants at will, this property offers significant flexibility for redevelopment. The existing structure features beautiful woodwork, high ceilings, and abundant natural light. Its prime location in a mixed-use neighborhood provides convenient access to the commuter rail, ensuring easy transportation for residents or employees. The property's proximity to a park and Main Street adds to its desirability, offering nearby amenities and accessibility. Ample parking for 8-10 cars is a significant advantage, a rare find in this area. The property's size and layout lend themselves to conversion into 3-4 residential units, presenting a compelling opportunity for rental income generation or resale. This property is ideal for investors, contractors, or first-time buyers seeking a project with substantial upside potential. The existing structure provides immediate cash flow while offering the potential for significant value appreciation through strategic redevelopment. This is a rare chance to acquire a substantial property in a highly desirable Waltham location.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1850
Construction
FRAME
Total area
3,947 SF
Lot
0.25 ac (10,899 SF)
APN
WALT M:060 B:007 L:0027
UPID
US38-1638394
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
-
The Law Office of Trevor P. Dunn Law Firm
-
Advantage Property Team LLC Real Estate Agency
-
Let's Pay Bills & More Financial Advisor
-
KAR-GLASS LLC Auto Repair Shop (Bike/Boat/Book/etc) Store
-
Di Sciullo Jr Alfred Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.05M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$936k
Blend (final)
Blend
$1.09M
Owner & transaction history
Concept Enterprises LLC · 1 yrs held
Concept Enterprises LLC
since 2025
Last sale
$1.2M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.1M
+14.1%
Auto repair, garage
$1.1M
+10.5%
Neighborhood: shopping center
$1.1M
+8.8%
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
$1,050,000
ML approach
$1,045,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,005,000
Current use
COMMERCIAL (GENERAL)
$1,145,000
Change: +14% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,110,000
Change: +10% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,095,000
Change: +9% · Conversion: Difficult
RETAIL STORES
$1,065,000
Change: +6% · Conversion: Moderate
Blend value · Realmo final
$1.09M
Range $977k – $1.19M · ±10% · vs last sale $1.20M (May 28 2025)
Last sale anchor
$1.20M
May 28 2025
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
$275 / 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
$15,013
Tax year 2024
Assessed value
$724,900
Assessed 2024
Previous assessed
$724,900
+0.0% YoY
Effective rate
2.07%
On assessed value
Assessed land
$321,600
Assessed improvement
$403,300
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
Off-Market
Year built
1850
Construction
FRAME
Heating
HOT WATER
Buildings
1
Stories
3
Units
7
Bathrooms
2
Total area
3,947 SF
Lot
0.25 ac (10,899 SF)
APN
WALT M:060 B:007 L:0027
UPID
US38-1638394
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
$1.0M
COMMERCIAL (GENERAL)
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$1.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.1M
RETAIL STORES
Est. value
$1.1M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
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
1850
Construction
FRAME
Heating
HOT WATER
Stories
3
Buildings
1
Units
7
Bathrooms
2
Lot
0.25 ac
Current owner
From public records · entity-resolved
Concept Enterprises LLC
Entity
Mailing address
15 CHURCH ST, WALTHAM, MA 02452-5501
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
24 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 24, 2026
—
Ironhawk Capital Vent LLC
—
Deed
related
$3,357,585 · Rockland Trust Company
Jun 12, 2025
—
Concept Enterprises LLC
Waltham City Of
Deed
related
—
May 28, 2025
$1,230,000
Ironhawk Capital Vent LLC
Concept Enterprises LLC
Deed
$920,000 · Ccg Fund 1 LLC
Apr 3, 2023
$1,200,000
Concept Enterprises LLC
Faith A Monahan
Quit Claim Arm's Length For Ne States
$1,200,000 · Boston Trust Loans LLC
Nov 4, 2022
—
Faith A Monahan
Faith A Monahan
Quit Claim Deed
related
—
Oct 25, 2022
—
Faith A Monahan
Faith A Monahan
Quit Claim Deed
related
—
Feb 4, 2022
—
Faith A Monahan
—
Deed
related
$370,000 · Mark Streeter
Sep 20, 2021
—
Faith A Monahan
—
Deed
related
$11,240 · Mark Streeter
Sep 13, 2021
—
Faith A Monahan
—
Deed
related
$8,000 · Mark Streeter
Sep 3, 2019
—
Faith A Monahan
—
Deed
related
$10,000 · Mark Streeter
Mar 28, 2018
—
Faith A Monahan
—
Deed
related
$146,000 · Mark Streeter
Mar 29, 2013
—
Monahan,faith A
—
Grant Deed
related
$30,000 · Brookline Savings Bank
Apr 27, 2011
—
Faith A Monahan
—
Deed Of Trust
related
$100,000 · Richard J Monahan
Apr 7, 2009
—
Faith A Monahan
—
Deed Of Trust
related
$40,000 · Richard J Monahan
Oct 7, 2008
—
Faith A Monahan
—
Deed Of Trust
related
$30,000 · Richard J Monahan
Jan 30, 2007
—
Faith Anne Monahan
—
Deed Of Trust
related
$175,000 · Wells Fargo Mortgage
May 11, 2006
—
Faith A Monahan
—
Deed Of Trust
related
$130,000 · Richard J Monahan
Mar 2, 2004
—
Faith A Monahan
—
Deed Of Trust
related
$25,000 · Richard J Monahan
Jun 12, 2002
—
Faith A Monahan
—
Deed Of Trust
related
$90,000 · Zwi Kohorn
May 6, 1999
—
Faith A Monahan
—
Deed Of Trust
related
$10,000 · Zwi Kohorn
Dec 3, 1998
—
Faith A Monahan
—
Deed Of Trust
related
$35,000 · Zwi Kohorn
—
—
Faith A Monahan
—
Deed Of Trust
related
$10,000 · Mark Streeter
—
—
Faith A Monahan
—
Deed Of Trust
related
$10,000 · Mark Streeter
—
—
Faith A Monahan
—
Deed Of Trust
related
$146,000 · Mark Streeter
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 15 Church 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.
