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Property profile & analytics
OFF-MARKET
Estimated value
$30,700,000
Investment properties
20 Watertown St 30, Watertown, MA 02472-2505
Entity Owned
28-yr Hold
Property ID
US38-1794931
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
2004
Construction
STEEL FRAME
Total area
181,668 SF
Lot
2.42 ac (105,328 SF)
Zoning code
LB
APN
WATE M:0107 B:0001A L:0001
UPID
US38-1794931
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
-
Watertown Square Apartments Apartment Building Apartment Complex
-
Rochelle Cooper, CNS Physician Medical Clinic
-
Republic Parking Parking Lot & Garage
-
WellKnown Moving Moving Company
-
Virtual Research Associates, Inc. Research Foundation
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$30.70M
Owner & transaction history
20 Watertown Street LP · 28 yrs held
20 Watertown Street LP
since 1998
3 recorded transactions
Zoning & alternative use
LB · Watertown, 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 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$169 / 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
Assessed value
$46,761,800
Assessed 2024
Previous assessed
$46,761,800
+0.0% YoY
Assessed land
$12,194,000
Assessed improvement
$34,567,800
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
Year built
2004
Construction
STEEL FRAME
Heating
FORCED AIR
Buildings
1
Stories
4
Units
138
Rooms
435
Bathrooms
134
Total area
181,668 SF
Lot
2.42 ac (105,328 SF)
Zoning code
LB
APN
WATE M:0107 B:0001A L:0001
UPID
US38-1794931
Jurisdiction
WATERTOWN
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
LB · Watertown, MA
Zoning LB · permitted uses
LB · 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.
Building & site characteristics
From public records
Year built
2004
Construction
STEEL FRAME
Heating
FORCED AIR
Stories
4
Buildings
1
Units
138
Rooms
435
Bathrooms
134
Lot
2.42 ac
Current owner
From public records · entity-resolved
20 Watertown Street LP
Entity
Mailing address
PO BOX 87407, CHICAGO, IL 60680-0407
Ownership since
1998
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
Oct 17, 2007
—
Asn Watertown LLC
—
Deed Of Trust
related
$493,329,410 · Lehman Brothers Holdings INC
Jun 2, 1998
$1,800,000
20 Watertown Street LP
Demirjian,zareh
Grant Deed
—
Jan 23, 1990
—
20 Watertown St. LP
—
Deed Of Trust
related
$1,000,000 · Us Trust Norfolk
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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