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Property profile & analytics
OFF-MARKET
Estimated value
$2,550,000
Investment properties
16 Water St, Williamstown, MA 01267-2837
Entity Owned
3-yr Hold
Free & Clear
Property ID
US38-2516483
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Total area
13,017 SF
Lot
0.45 ac (19,602 SF)
Zoning code
VB
APN
WILL M:120.0 B:0228
UPID
US38-2516483
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.88M
CAP Approach
CAP
$2.03M
Comparable Approach
Comparable
$2.06M
Blend (final)
Blend
$2.55M
Owner & transaction history
16 Water Street LLC · 3 yrs held
16 Water Street LLC
since 2023
Last sale
$2.6M
1 recorded transaction
Zoning & alternative use
VB · Williamstown, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.5M
+57.2%
Retail stores
$1.9M
+15.6%
Office building
$1.8M
+12.3%
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 Williamstown submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Williamstown 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
$3,085,000
ML approach
$2,875,000
CAP Approach
CAP Return
Estimation
6%
$2,195,000
6.5%
$2,030,000
7%
$1,885,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,615,000
Current use
RESTAURANT
$2,540,000
Change: +57% · Conversion: Difficult
RETAIL STORES
$1,870,000
Change: +16% · Conversion: Easy
OFFICE BUILDING
$1,815,000
Change: +12% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,690,000
Change: +5% · Conversion: Difficult
Blend value · Realmo final
$2.55M
Range $2.30M – $2.81M · ±10% · vs last sale $2.63M (Feb 1 2023)
Last sale anchor
$2.63M
Feb 1 2023
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
$196 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$22,350
Tax year 2023
Assessed value
$1,382,200
Assessed 2023
Previous assessed
$1,382,200
+0.0% YoY
Effective rate
1.62%
On assessed value
Assessed land
$69,100
Assessed improvement
$1,313,100
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
Cooling
YES
Buildings
3
Units
2
Total area
13,017 SF
Lot
0.45 ac (19,602 SF)
Zoning code
VB
APN
WILL M:120.0 B:0228
UPID
US38-2516483
Jurisdiction
WILLIAMSTOWN
Zoning & alternative use
VB · Williamstown, MA
Zoning VB · permitted uses
VB · Williamstown, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Williamstown. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.6M
RESTAURANT
Est. value
$2.5M
RETAIL STORES
Est. value
$1.9M
OFFICE BUILDING
Est. value
$1.8M
AUTO REPAIR, GARAGE
Est. value
$1.7M
COMMERCIAL (GENERAL) Current
RESTAURANT
RETAIL STORES
OFFICE BUILDING
AUTO REPAIR, GARAGE
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
Cooling
Yes
Buildings
3
Units
2
Lot
0.45 ac
Current owner
From public records · entity-resolved
16 Water Street LLC
Entity
Free & Clear · 3 yrs held
Mailing address
16 WATER ST, WILLIAMSTOWN, MA 01267-2837
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 1, 2023
$2,625,000
16 Water Street LLC
Charles W Fox
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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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