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Property profile & analytics
OFF-MARKET
Specialty properties
21 Cottage St, Weymouth, MA 02189-2217
Individually Owned
14-yr Hold
~
Est. High Equity
Property ID
US38-0415775
Property profile
Verified
Property type
Specialty properties
Use group
CHARITABLE ORGANIZATION
Year built
1889
Construction
FRAME
Total area
9,993 SF
Lot
0.21 ac (9,245 SF)
Zoning code
100
APN
WEYM M:23 B:303 L:016
UPID
US38-0415775
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
-
Odd Fellows Recording Recording Studio
-
Mac Donald Audio Services & Engrng Electronics & Wireless Store Big Box & Wholesale Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Gerald L Macdonald JR. · 14 yrs held
Gerald L Macdonald JR.
since 2011
2 recorded transactions
Zoning & alternative use
100 · Weymouth, 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 Weymouth submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Weymouth 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
—
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
$5,146
Tax year 2024
Assessed value
$316,300
Assessed 2024
Previous assessed
$301,200
+5.0% YoY
Effective rate
1.63%
On assessed value
Assessed land
$194,900
Assessed improvement
$121,400
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
Specialty properties
Use group
CHARITABLE ORGANIZATION
Status
Off-Market
Year built
1889
Construction
FRAME
Heating
HOT WATER
Cooling
YES
Buildings
1
Stories
1
Total area
9,993 SF
Lot
0.21 ac (9,245 SF)
Zoning code
100
APN
WEYM M:23 B:303 L:016
UPID
US38-0415775
Jurisdiction
WEYMOUTH
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
100 · Weymouth, MA
Zoning 100 · permitted uses
100 · Weymouth, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Weymouth. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1889
Construction
FRAME
Heating
HOT WATER
Cooling
Yes
Stories
1
Buildings
1
Lot
0.21 ac
Current owner
From public records · entity-resolved
Gerald L Macdonald JR.
Individual
Mailing address
21 COTTAGE ST, WEYMOUTH, MA 02189-2217
Ownership since
2011
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 4, 2016
—
Gerald L Macdonald JR.
—
Deed
related
$50,000 · Equitable Cooperative Bank
Jul 13, 2011
$170,000
Gerald L Macdonald JR.
Crescent Lodge Hall
Grant Deed
$40,000 · Weymouth Bank
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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