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Property profile & analytics
OFF-MARKET
Estimated value
$1,465,000
Investment properties
278 Washington St, Weymouth, MA 02188-1539
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US38-1286266
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1900
Construction
FRAME
Total area
5,162 SF
Lot
0.25 ac (11,061 SF)
Zoning code
100
APN
WEYM M:20 B:282 L:006
UPID
US38-1286266
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
-
Walter A Mc Kinnon Associates Structural Engineer
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.62M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.47M
Owner & transaction history
Wjb Metri II LLC · 2 yrs held
Wjb Metri II LLC
since 2023
Last sale
$1.5M
4 recorded transactions
Zoning & alternative use
100 · Weymouth, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.2M
+93.9%
Auto repair, garage
$1.7M
+45.5%
Retail stores
$1.5M
+30.7%
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
Method
Estimation
Statistic approach
$1,845,000
ML approach
$1,620,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,145,000
Current use
RESTAURANT
$2,215,000
Change: +94% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,660,000
Change: +45% · Conversion: Difficult
RETAIL STORES
$1,495,000
Change: +31% · Conversion: Easy
OFFICE BUILDING
$1,490,000
Change: +31% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$1,485,000
Change: +30% · Conversion: Moderate
Blend value · Realmo final
$1.47M
Range $1.32M – $1.61M · ±10% · vs last sale $1.50M (Dec 13 2023)
Last sale anchor
$1.50M
Dec 13 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
$284 / 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
$790,300
Assessed 2024
Previous assessed
$790,300
+0.0% YoY
Assessed land
$247,600
Assessed improvement
$542,700
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
1900
Construction
FRAME
Heating
HOT WATER
Buildings
1
Stories
2
Units
1
Bathrooms
2
Total area
5,162 SF
Lot
0.25 ac (11,061 SF)
Zoning code
100
APN
WEYM M:20 B:282 L:006
UPID
US38-1286266
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.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.1M
RESTAURANT
Est. value
$2.2M
AUTO REPAIR, GARAGE
Est. value
$1.7M
RETAIL STORES
Est. value
$1.5M
OFFICE BUILDING
Est. value
$1.5M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.5M
COMMERCIAL (GENERAL) Current
RESTAURANT
AUTO REPAIR, GARAGE
RETAIL STORES
OFFICE BUILDING
APARTMENT HOUSE (5+ UNITS)
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
1900
Construction
FRAME
Heating
HOT WATER
Stories
2
Buildings
1
Units
1
Bathrooms
2
Lot
0.25 ac
Current owner
From public records · entity-resolved
Wjb Metri II LLC
Entity
Mailing address
278 WASHINGTON ST, WEYMOUTH, MA 02188-1539
Mailing matches property
Yes
Owner-occupied
Yes
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 13, 2023
$1,500,000
Wjb Metri II LLC
Dochas RT
Quit Claim Arm's Length For Ne States
$1,125,000 · Rockland Trust Co
Apr 7, 2021
—
Dochas RT
—
Deed
related
$800,000 · Coastal Heritage Bank
Dec 8, 2016
$250,000
Dochas RT
Mckinnon RT
Quit Claim Arm's Length For Ne States
$500,000 · Equitable Cooperative Bank
Apr 11, 1990
—
Mckinnon,dorothy M Tr
—
Deed Of Trust
related
$100,000 · South Shore Cp 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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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