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Property profile & analytics
OFF-MARKET
Estimated value
$6,245,000
Showrooms
22 Bear Hl Rd, Waltham, MA 02451
Entity Owned
Free & Clear
Property ID
US38-0334507
Property profile
Verified
Property type
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Year built
1970
Construction
CONCRETE
Total area
30,210 SF
Lot
1.11 ac (48,312 SF)
APN
WALT M:057 B:001 L:0004
UPID
US38-0334507
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
$6.22M
CAP Approach
CAP
$7.67M
Comparable Approach
Comparable
$5.41M
Blend (final)
Blend
$6.25M
Owner & transaction history
Mag Re Hldg-waltham LLC
Mag Re Hldg-waltham LLC
since 2025
Last sale
$6.8M
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$9.6M
+9.8%
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
$6,060,000
ML approach
$6,215,000
CAP Approach
CAP Return
Estimation
6%
$8,310,000
6.5%
$7,670,000
7%
$7,120,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$8,780,000
Current use
OFFICE BUILDING
$9,640,000
Change: +10% · Conversion: Easy
RESTAURANT
$8,770,000
Change: 0% · Conversion: Difficult
AUTO REPAIR, GARAGE
$8,505,000
Change: -3% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$8,370,000
Change: -5% · Conversion: Difficult
RETAIL STORES
$8,145,000
Change: -7% · Conversion: Easy
Blend value · Realmo final
$6.25M
Range $5.62M – $6.87M · ±10% · vs last sale $6.78M (May 18 2023)
Last sale anchor
$6.78M
May 18 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
$207 / 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
$80,226
Tax year 2024
Assessed value
$3,873,800
Assessed 2024
Previous assessed
$3,873,800
+0.0% YoY
Effective rate
2.07%
On assessed value
Assessed land
$1,945,500
Assessed improvement
$1,928,300
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
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Status
Off-Market
Year built
1970
Construction
CONCRETE
Heating
SPACE
Buildings
1
Stories
2
Units
1
Bathrooms
8
Total area
30,210 SF
Lot
1.11 ac (48,312 SF)
APN
WALT M:057 B:001 L:0004
UPID
US38-0334507
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
COMMERCIAL (GENERAL) Current
Est. value
$8.8M
OFFICE BUILDING
Est. value
$9.6M
RESTAURANT
Est. value
$8.8M
AUTO REPAIR, GARAGE
Est. value
$8.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$8.4M
RETAIL STORES
Est. value
$8.1M
COMMERCIAL (GENERAL) Current
OFFICE BUILDING
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
1970
Construction
CONCRETE
Heating
SPACE
Stories
2
Buildings
1
Units
1
Bathrooms
8
Lot
1.11 ac
Current owner
From public records · entity-resolved
Mag Re Hldg-waltham LLC
Entity
Free & Clear · 0 yrs held
Mailing address
22 BEAR HL RD, WALTHAM, MA 02451
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 6, 2026
—
Mag Re Hldg - Waltham LLC
—
Deed
related
$14,100,000 · Ally Bank
Dec 31, 2025
—
Mag Re Hldg-waltham LLC
Walmal RT
Deed
related
—
Oct 5, 2023
—
Mag Re Hldg - Waltham LLC
—
Deed
related
$654,000,000 · Truist Bank
May 18, 2023
$6,775,000
Mag Re Hldg-waltham LLC
Walmal Realt Ytrust
Quit Claim Arm's Length For Ne States
—
Nov 14, 2006
—
Ctc Communications Corp
—
Grant Deed
related
$125,000,000 · Goldman Sachs Cred LP
Apr 25, 1988
—
Walmal RT
—
Deed Of Trust
related
$1,000,000 · Baybank Middlesex
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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