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Property profile & analytics
OFF-MARKET
Life science properties
15 Ward St, Somerville, MA 02143-4228
Entity Owned
12-yr Hold
Free & Clear
Property ID
US38-1001088
Property profile
Verified
Property type
Life science properties
Use group
R&D FACILITY, LABS, PHARMA
Year built
1900
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
14,015 SF
Lot
0.36 ac (15,747 SF)
Zoning code
BA
APN
SOME M:97 B:D L:1
UPID
US38-1001088
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
-
Silverscape Inc Advertising Agency Marketing & Advertising
-
Smart Surfaces Medical Supply Store
-
Typhoon HIL , Inc Corporate Office
-
Science Research Lab Inc Laboratory
-
LumArray, Inc. Industrial Manufacturer Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Horace Ward LLC · 12 yrs held
Horace Ward LLC
since 2014
6 recorded transactions
Zoning & alternative use
BA · Somerville, 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 Somerville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Somerville 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$41,405
Tax year 2024
Assessed value
$2,275,000
Assessed 2024
Previous assessed
$2,215,300
+2.7% YoY
Effective rate
1.82%
On assessed value
Assessed land
$1,065,100
Assessed improvement
$1,209,900
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Life science properties
Use group
R&D FACILITY, LABS, PHARMA
Status
Off-Market
Year built
1900
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
3
Units
4
Total area
14,015 SF
Lot
0.36 ac (15,747 SF)
Zoning code
BA
APN
SOME M:97 B:D L:1
UPID
US38-1001088
Jurisdiction
SOMERVILLE
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
BA · Somerville, MA
Zoning BA · permitted uses
BA · Somerville, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Somerville. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1900
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
3
Buildings
1
Units
4
Lot
0.36 ac
Current owner
From public records · entity-resolved
Horace Ward LLC
Entity
Free & Clear · 12 yrs held
Mailing address
15 WARD ST, SOMERVILLE, MA 02143-4228
Ownership since
2014
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
May 12, 2014
—
Horace Ward LLC
11 Horace Street Assoc T
Quit Claim Deed
related
—
Apr 28, 1992
—
Horace St Assoc T 11
—
Deed Of Trust
related
$34,700 · Zwi Kohorn
Apr 13, 1992
—
Horace St Assoc T 11
—
Deed Of Trust
related
$39,430 · Zwi Kohorn
May 31, 1990
—
Horace St Assoc T 11
—
Deed Of Trust
related
$100,000 · Zuckerman Family Nomi
Feb 22, 1990
—
Horace St Assoc T 11
—
Deed Of Trust
related
$875,000 · Somerset Savings Bank
—
—
Horace Ward LLC
—
Deed Of Trust
related
$1,875,000 · Rockland Tr
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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