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Property profile & analytics
OFF-MARKET
Estimated value
$4,910,000
Manufacturing properties
179 Bear Hl Rd Waltham, MA 02451-1063
Entity Owned
9-yr Hold
~
Est. High Equity
Property ID
US38-1188559
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1958
Construction
STEEL FRAME
Total area
36,062 SF
Lot
1.29 ac (56,005 SF)
APN
WALT M:048 B:002 L:0007
UPID
US38-1188559
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
-
GDT (Bike/Boat/Book/etc) Store Corporate Office
-
810 MS Specialty Center Physician
-
True Spec Golf - Boston Golf Course (Bike/Boat/Book/etc) Store
-
SpectraWAVE Corporate Office
-
HPG Print Marketing & Advertising Printing Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$5.90M
Comparable Approach
Comparable
$3.89M
Blend (final)
Blend
$4.91M
Owner & transaction history
Bear Hill Rd 2nd Ave LLC · 9 yrs held
Bear Hill Rd 2nd Ave LLC
since 2017
7 recorded transactions
Zoning & alternative use
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 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%
$6,395,000
6.5%
$5,900,000
7%
$5,480,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$5,535,000
Current use
Blend value · Realmo final
$4.91M
Range $4.42M – $5.40M · ±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
$136 / 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
$121,694
Tax year 2024
Assessed value
$5,876,100
Assessed 2024
Previous assessed
$5,876,100
+0.0% YoY
Effective rate
2.07%
On assessed value
Assessed land
$2,120,300
Assessed improvement
$3,755,800
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1958
Construction
STEEL FRAME
Heating
FORCED AIR
Buildings
1
Stories
2
Units
1
Bathrooms
7
Total area
36,062 SF
Lot
1.29 ac (56,005 SF)
APN
WALT M:048 B:002 L:0007
UPID
US38-1188559
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
INDUSTRIAL (GENERAL) Current
Est. value
$5.5M
INDUSTRIAL (GENERAL) Current
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
1958
Construction
STEEL FRAME
Heating
FORCED AIR
Stories
2
Buildings
1
Units
1
Bathrooms
7
Lot
1.29 ac
Current owner
From public records · entity-resolved
Bear Hill Rd 2nd Ave LLC
Entity
Mailing address
107 AUDUBON RD STE #2, WAKEFIELD, MA 01880-1245
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 12, 2017
$4,850,000
Bear Hill Rd 2nd Ave LLC
179 Bear Hill Road LLC
Quit Claim Deed
related
$9,000,000 · Property & Cslty Init
Mar 15, 2012
—
179 Bear Hill Road LLC
—
Deed Of Trust
related
$5,200,000 · Brookline Savings Bank
Aug 10, 2006
—
179 Bear Hill Road LLC
—
Grant Deed
related
$2,500,000 · Citizens Bank Of Ma
May 16, 2005
—
179 Bear Hill Road LLC
—
Deed Of Trust
related
$2,500,000 · Watertown Savings Bank
Feb 6, 2004
—
179 Bear Hill Road LLC
—
Deed Of Trust
related
$500,000 · Watertown Savings Bank
Mar 20, 2003
$2,100,000
179 Bear Hill Road LLC
Bear Hill Enterprises LLC
Grant Deed
related
$1,960,000 · Watertown Savings Bank
Mar 20, 2003
—
179 Bear Hill Road LLC
—
Deed Of Trust
related
$300,000 · Zuckerman Family Nomi
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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