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Property profile & analytics
OFF-MARKET
Estimated value
$550,000
Investment properties
21-23 Boylston St, Watertown, MA 02472
Individually Owned
3-yr Hold
Property ID
US38-2402789
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1915
Construction
FRAME
Total area
4,918 SF
Lot
0.19 ac (8,059 SF)
Zoning code
T
APN
WATE M:1025 B:0037 L:0277
UPID
US38-2402789
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
$535k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$352k
Blend (final)
Blend
$550k
Owner & transaction history
John G Neylon Ft · 3 yrs held
John G Neylon Ft
since 2023
Last sale
$538,000
5 recorded transactions
Zoning & alternative use
T · 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
Method
Estimation
Statistic approach
$580,000
ML approach
$535,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$550k
Range $495k – $605k · ±10% · vs last sale $538k (Apr 24 2023)
Last sale anchor
$538k
Apr 24 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
$112 / 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
$1,040,300
Assessed 2024
Previous assessed
$1,011,200
+2.9% YoY
Assessed land
$539,200
Assessed improvement
$501,100
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
Year built
1915
Construction
FRAME
Heating
STEAM
Buildings
1
Stories
3
Units
3
Rooms
10
Bathrooms
4
Total area
4,918 SF
Lot
0.19 ac (8,059 SF)
Zoning code
T
APN
WATE M:1025 B:0037 L:0277
UPID
US38-2402789
Jurisdiction
WATERTOWN
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
T · Watertown, MA
Zoning T · permitted uses
T · 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
1915
Construction
FRAME
Heating
STEAM
Stories
3
Buildings
1
Units
3
Rooms
10
Bathrooms
4
Lot
0.19 ac
Current owner
From public records · entity-resolved
John G Neylon Ft
Individual
Mailing address
23 BOYLSTON ST, WATERTOWN, MA 02472-1971
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 17, 2023
—
John G Neylon Ft
—
Deed
related
$100,000 · Citizens Bank
Apr 24, 2023
—
John G Neylon Ft
John G Neylon
Quit Claim Deed
related
—
Apr 28, 2005
—
Diane D Neylon
—
Deed Of Trust
related
$250,000 · Citizens Bank Of Ma
May 30, 2003
—
John G Neylon
—
Deed Of Trust
related
$300,000 · Watertown Savings Bank
Sep 5, 2002
$538,000
John G Neylon
Iodice,joseph W
Grant Deed
$384,900 · Salem Five Mortgage Corp
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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