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Property profile & analytics
OFF-MARKET
Estimated value
$3,270,000
Warehouses
19 Coolidge Hl Rd, Watertown, MA 02472-2816
Entity Owned
5-yr Hold
Free & Clear
Property ID
US38-0738242
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1956
Construction
STEEL FRAME
Total area
21,852 SF
Lot
0.9 ac (39,030 SF)
Zoning code
I-2
APN
WATE M:1511 B:0001B L:0000
UPID
US38-0738242
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
-
OTG Network Media Distribution
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.36M
CAP Approach
CAP
$4.34M
Comparable Approach
Comparable
$4.45M
Blend (final)
Blend
$3.27M
Owner & transaction history
Coolidge Hill 19 LLC · 5 yrs held
Coolidge Hill 19 LLC
since 2020
Last sale
$3.2M
3 recorded transactions
Zoning & alternative use
I-2 · Watertown, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$5.0M
+58.4%
Office building
$4.8M
+50.5%
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 Watertown submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Watertown 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
$3,420,000
ML approach
$3,355,000
CAP Approach
CAP Return
Estimation
6%
$4,705,000
6.5%
$4,340,000
7%
$4,030,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$3,180,000
Current use
APARTMENT HOUSE (5+ UNITS)
$5,035,000
Change: +58% · Conversion: Difficult
OFFICE BUILDING
$4,785,000
Change: +50% · Conversion: Difficult
Blend value · Realmo final
$3.27M
Range $2.94M – $3.60M · ±10% · vs last sale $3.15M (Sep 17 2020)
Last sale anchor
$3.15M
Sep 17 2020
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
$150 / 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
$71,862
Tax year 2024
Assessed value
$3,113,600
Assessed 2024
Previous assessed
$2,997,500
+3.9% YoY
Effective rate
2.31%
On assessed value
Assessed land
$1,406,000
Assessed improvement
$1,707,600
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1956
Construction
STEEL FRAME
Heating
FORCED AIR
Buildings
1
Stories
1
Units
2
Bathrooms
5
Total area
21,852 SF
Lot
0.9 ac (39,030 SF)
Zoning code
I-2
APN
WATE M:1511 B:0001B L:0000
UPID
US38-0738242
Jurisdiction
WATERTOWN
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
I-2 · Watertown, MA
Zoning I-2 · permitted uses
I-2 · Watertown, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Watertown. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$3.2M
APARTMENT HOUSE (5+ UNITS)
Est. value
$5.0M
OFFICE BUILDING
Est. value
$4.8M
WAREHOUSE, STORAGE Current
APARTMENT HOUSE (5+ UNITS)
OFFICE BUILDING
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
1956
Construction
STEEL FRAME
Heating
FORCED AIR
Stories
1
Buildings
1
Units
2
Bathrooms
5
Lot
0.9 ac
Current owner
From public records · entity-resolved
Coolidge Hill 19 LLC
Entity
Free & Clear · 5 yrs held
Mailing address
29 DENBY RD, ALLSTON, MA 02134-1605
Ownership since
2020
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
Sep 17, 2020
—
Coolidge Hill 19 LLC
Geros LLC
Quit Claim Deed
related
—
Jul 22, 2020
$4,800,000
Geros LLC
19 Coolidge Hill Ownr LLC
Quit Claim Deed
—
Dec 28, 2017
$3,150,000
19 Coolidge Hill Owner
Atlantic Plant Mainten
Quit Claim Arm's Length For Ne States
$10,173,770 · Jernigan Capital Oper
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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