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Property profile & analytics
FOR SALE
Office buildings
180 Bear Hl Rd, Waltham, MA 02451-1021
Entity Owned
26-yr Hold
~
Est. High Equity
Property ID
US38-0983983
For Sale
1 / 16
$6,500,000
180 Bear Hl Rd, Waltham, MA 02451-1021
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Property summary
AI-generated overview
This exceptional 18,000 square foot industrial property, located at 180 Bear Hill Road in Waltham, Massachusetts, presents a prime leasing opportunity. Built in 1965 and extensively renovated in 1999, this single-tenant building offers a versatile space ideal for a variety of uses, including medical, veterinary, or other specialized businesses. Currently occupied by a 24/7 veterinary hospital, the property boasts a three-story structure with a flexible layout designed to accommodate diverse operational needs. The building includes one loading dock and ample parking for ten or more vehicles. Its strategic location within Waltham's thriving business district provides excellent visibility and accessibility, with convenient access to I-95/Route 128. Surrounded by a vibrant mix of businesses, restaurants, and amenities, this property offers a highly desirable location for companies seeking a convenient and productive workspace. The property features modern amenities and offers off-street parking. The zip code is 02451. This is a single-tenant property. The building consists of one structure. This is a special purpose industrial property previously used as a veterinary hospital.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1965
Construction
CONCRETE
Total area
17,146 SF
Lot
0.7 ac (30,361 SF)
APN
WALT M:048 B:001 L:0012
UPID
US38-0983983
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
-
BluePearl Pet Hospital Veterinary Clinic
-
Vescone Veterinary Clinic
-
UPS Drop Box Courier Service Postal Service
-
FedEx Drop Box Postal Service Courier Service
-
CVCA Cardiac Care for Pets - Waltham Veterinary Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.42M
Owner & transaction history
Vescone Re LLC · 26 yrs held
Vescone Re LLC
since 1999
3 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$5,470,000
Current use
COMMERCIAL (GENERAL)
$4,985,000
Change: -9% · Conversion: Easy
RESTAURANT
$4,980,000
Change: -9% · Conversion: Moderate
AUTO REPAIR, GARAGE
$4,825,000
Change: -12% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$4,750,000
Change: -13% · Conversion: Difficult
RETAIL STORES
$4,620,000
Change: -16% · Conversion: Moderate
Blend value · Realmo final
$4.42M
Range $3.98M – $4.86M · ±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
$258 / 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
$84,824
Tax year 2024
Assessed value
$4,095,800
Assessed 2024
Previous assessed
$4,095,800
+0.0% YoY
Effective rate
2.07%
On assessed value
Assessed land
$1,537,700
Assessed improvement
$2,558,100
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
Office buildings
Use group
OFFICE BUILDING
Status
For Sale
Year built
1965
Construction
CONCRETE
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
3
Bathrooms
5
Total area
17,146 SF
Lot
0.7 ac (30,361 SF)
APN
WALT M:048 B:001 L:0012
UPID
US38-0983983
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
$5.5M
COMMERCIAL (GENERAL)
Est. value
$5.0M
RESTAURANT
Est. value
$5.0M
AUTO REPAIR, GARAGE
Est. value
$4.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.8M
RETAIL STORES
Est. value
$4.6M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
RESTAURANT
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
1965
Construction
CONCRETE
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
3
Bathrooms
5
Lot
0.7 ac
Current owner
From public records · entity-resolved
Vescone Re LLC
Entity
Mailing address
180 BEAR HL RD, WALTHAM, MA 02451-1021
Ownership since
1999
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
Apr 21, 2017
—
Vescone Real Estate Ll
—
Deed
related
$150,000 · Td Bank NA
Oct 10, 2001
—
Vescone Real Est LLC
—
Deed Of Trust
related
$1,449,448 · Matsco Companies
Dec 2, 1999
$1,100,000
Vescone Re LLC
Mass Floral Prop LLC
Grant Deed
$1,050,000 · Zenon Grzybowski
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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