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Property profile & analytics
OFF-MARKET
Estimated value
$2,650,000
Industrial properties
304 Pleasant St, Watertown, MA 02472-2424
Entity Owned
12-yr Hold
~
Est. High Equity
Property ID
US38-1559039
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
1966
Construction
STEEL FRAME
Total area
16,366 SF
Lot
0.57 ac (25,003 SF)
Zoning code
PSCD
APN
WATE M:0219 B:0008 L:0000
UPID
US38-1559039
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
-
Biomirex Inc Factory Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.68M
Comparable Approach
Comparable
$3.45M
Blend (final)
Blend
$2.65M
Owner & transaction history
River Path LLC · 12 yrs held
River Path LLC
since 2013
6 recorded transactions
Zoning & alternative use
PSCD · Watertown, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$4.4M
+75.6%
Apartment house (5+ units)
$3.8M
+50.1%
Office building
$3.6M
+42.6%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$2,900,000
6.5%
$2,680,000
7%
$2,485,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$2,510,000
Current use
RETAIL STORES
$4,410,000
Change: +76% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$3,770,000
Change: +50% · Conversion: Difficult
OFFICE BUILDING
$3,580,000
Change: +43% · Conversion: Difficult
Blend value · Realmo final
$2.65M
Range $2.39M – $2.92M · ±10%
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
$162 / 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
$56,936
Tax year 2024
Assessed value
$2,466,900
Assessed 2024
Previous assessed
$2,400,000
+2.8% YoY
Effective rate
2.31%
On assessed value
Assessed land
$1,156,000
Assessed improvement
$1,310,900
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
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
Off-Market
Year built
1966
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Units
7
Bathrooms
8
Total area
16,366 SF
Lot
0.57 ac (25,003 SF)
Zoning code
PSCD
APN
WATE M:0219 B:0008 L:0000
UPID
US38-1559039
Jurisdiction
WATERTOWN
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
PSCD · Watertown, MA
Zoning PSCD · permitted uses
PSCD · 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.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$2.5M
RETAIL STORES
Est. value
$4.4M
APARTMENT HOUSE (5+ UNITS)
Est. value
$3.8M
OFFICE BUILDING
Est. value
$3.6M
INDUSTRIAL (GENERAL) Current
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
OFFICE BUILDING
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
1966
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Units
7
Bathrooms
8
Lot
0.57 ac
Current owner
From public records · entity-resolved
River Path LLC
Entity
Mailing address
PO BOX 230, NEWTON, MA 02460-0010
Ownership since
2013
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
Dec 16, 2013
$1,718,000
River Path LLC
Charles River Path LLC
Quit Claim Deed
$600,000 · Pulpdent Corp
Mar 18, 2008
—
Charles River Path LLC
—
Deed Of Trust
related
$605,000 · Boston Private Bank
Mar 19, 2003
—
Charles River Path LLC
—
Deed Of Trust
related
$695,000 · Sovereign Bank
Dec 24, 1998
$950,000
Charles River Path LLC
C-q RT
Grant Deed
$750,000 · Bankboston Development Co LLC
Mar 7, 1991
—
C-q RT
—
Deed Of Trust
related
$742,500 · Shawmut Mortgage
Aug 19, 1987
—
C-q RT
—
Deed Of Trust
related
$900,000 · Shawmut Bank Of Boston
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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