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    Property profile & analytics

    285 Arsenal St Watertown, MA 02472

    • Retail space
    • 14,892 SF
    • 0.50 lot acres
    OFF-MARKET
    Last Sale
    Dec 06, 2021
    $4,000,000
    Value Estimations
    $4,030,000
    Show details
    Cap Rate Potential
    4.7%
    Retail space
    Location Intelligence
    Property ID
    US38-0328114
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Retail space

    Property Details for 285 Arsenal St

    Year built
    1980
    Construction
    STEEL FRAME
    Lot size
    0.50 lot acres
    Property size
    14,892 SF
    Zone code
    I-3
    Property type
    Retail space
    APN
    WATE M:0905 B:0005 L:0000
    APU
    WATEM0905B0005L0000

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      Statistic approach
      $4,545,000
      ML approach
      $4,315,000

    • CAP approach

      CAP Return
      Estimation
      6%
      $3,565,000
      6.5%
      $3,295,000
      7%
      $3,060,000

    • Alternative Use

      Use
      Estimation
      RETAIL STORES
      $4,015,000
      Current use
      COMMERCIAL (GENERAL)
      $5,245,000
      Change: +31% Conversion: Easy
      RESTAURANT
      $4,325,000
      Change: +8% Conversion: Easy
      AUTO REPAIR, GARAGE
      $4,190,000
      Change: +4% Conversion: Difficult
      NEIGHBORHOOD: SHOPPING CENTER
      $4,125,000
      Change: +3% Conversion: Moderate
      APARTMENT HOUSE (5+ UNITS)
      $3,430,000
      Change: -15% Conversion: Difficult
      OFFICE BUILDING
      $3,260,000
      Change: -19% Conversion: Easy

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Watertown
    County
    Middlesex
    State
    Massachusetts
    Longitude
    -71.1703
    Latitude
    42.3638
    CBSA code
    14460
    CBSA name
    BOSTON-CAMBRIDGE-QUINCY, MA-NH METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2024
    $47,028
    $1,063,200
    $974,400
    $2,037,600
    -
    $0.00
    $0.00
    $0.00

    Comparable in this City

    • Value Estimation
      $965,000
      6,392 SF

      1084-1088 Belmont St

      RETAIL STORES (PERSONAL SERVICES) • 6,392 SF
      1084-1088 Belmont St, Watertown, MA 02472
      View Details
    • Value Estimation
      $975,000
      5,600 SF

      401 Main St

      RETAIL STORES (PERSONAL SERVICES) • 5,600 SF
      401 Main St, Watertown, MA 02472-2240
      View Details
    • Value Estimation
      $2,065,000
      12,693 SF

      29 Main St

      RETAIL STORES (PERSONAL SERVICES) • 12,693 SF
      29 Main St, Watertown, MA 02472
      View Details
    • Value Estimation
      $640,000
      3,542 SF

      635 Mt Auburn St, Unit 641

      RETAIL STORES (PERSONAL SERVICES) • 3,542 SF
      635 Mt Auburn St, Watertown, MA 02472-2017
      View Details
    • Value Estimation
      $665,000
      3,400 SF

      105 School St

      RETAIL STORES (PERSONAL SERVICES) • 3,400 SF
      105 School St, Watertown, MA 02472-4247
      View Details
    • Value Estimation
      $730,000
      3,856 SF

      447 Main St

      RETAIL STORES (PERSONAL SERVICES) • 3,856 SF
      447 Main St, Watertown, MA 02472-2241
      View Details

    Similar Nearby for Sale

    • Contact for pricing
      4,000 SF

      Retail Building Near Watertown Square

      Retail building with three units, expansion potential, and ample parking.
      347-351 Main St, Watertown, MA 02472
      View Details
    • Contact for pricing

      Retail Building Near Watertown Square

      Newer 4000 SF building with three retail units.
      347-351 Main St, Watertown, MA 02472
      View Details
    • Contact for pricing

      Watertown Retail Redevelopment Opportunity

      6,400 SF free-standing building for re-use or redevelopment.
      1084 Belmont St, Watertown, MA 02472
      View Details
    • $220,000
      22.96 Acres

      Watertown Restaurant - High Income Potential

      Established Restaurant, Prime Location, Strong Revenue
      Tbd, Watertown, MA 02472
      View Details
    • $1,599,000

      Versatile Commercial Condo with Garage

      Two-level condo with garage and office space for sale.
      586 Pleasant St, Watertown, MA 02472
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    Similar Nearby for Lease

    • Contact for pricing
      5,900 SF

      Watertown Retail Space For Rent

      Retail space available in Watertown, near transportation.
      75-85 Main St, Watertown, MA 02472
      View Details
    • Contact for pricing
      10,675 SF

      Watertown Office Building For Rent

      Four-story, 201,088 SF office building, formerly Boston Scientific headquarters.
      480 Pleasant St, Watertown, MA 02472
      View Details
    • $33 SF/Yr
      13,695 SF

      Watertown Office Space Available

      Office suites available from 462 to 3,646 square feet.
      50 Hunt St, Watertown, MA 02472
      View Details
    • Contact for pricing
      740 SF

      Renovated Office/Lab/Studio Space Available

      Newly renovated office/lab/studio space with included lab equipment.
      200 Dexter Ave, Watertown, MA 02472
      View Details
    • Contact for pricing
      3,763 SF

      Watertown Office Space with Amenities

      Office space with shuttle, fitness center, and covered parking.
      65 Grove St, Watertown, MA 02472
      View Details
    • $20 SF/Yr
      2,100 SF

      Watertown Office Space - Main St.

      Prime Watertown office, flexible space.
      372 Main St, Watertown, MA 02472
      View Details
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    285 Arsenal St
    Watertown, MA 02472
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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