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Property profile & analytics
OFF-MARKET
Estimated value
$1,490,000
Retail space
31 Galen St Watertown, MA 02472
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US38-0334535
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1940
Construction
FRAME
Total area
4,213 SF
Lot
0.27 ac (11,848 SF)
Zoning code
LB
APN
WATE M:0107 B:0002 L:0000
UPID
US38-0334535
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
$1.51M
CAP Approach
CAP
$930k
Comparable Approach
Comparable
$1.37M
Blend (final)
Blend
$1.49M
Owner & transaction history
Mariavictoria LLC · 2 yrs held
Mariavictoria LLC
since 2023
Last sale
$1.5M
7 recorded transactions
Zoning & alternative use
LB · Watertown, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.5M
+30.6%
Auto repair, garage
$1.2M
+4.4%
Neighborhood: shopping center
$1.2M
+2.8%
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 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
$1,565,000
ML approach
$1,505,000
CAP Approach
CAP Return
Estimation
6%
$1,010,000
6.5%
$930,000
7%
$865,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,135,000
Current use
COMMERCIAL (GENERAL)
$1,485,000
Change: +31% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,185,000
Change: +4% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,165,000
Change: +3% · Conversion: Moderate
OFFICE BUILDING
$920,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$1.49M
Range $1.34M – $1.64M · ±10% · vs last sale $1.50M (Aug 29 2023)
Last sale anchor
$1.50M
Aug 29 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
$354 / 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
$30,978
Tax year 2024
Assessed value
$1,342,200
Assessed 2024
Previous assessed
$1,342,200
+0.0% YoY
Effective rate
2.31%
On assessed value
Assessed land
$771,300
Assessed improvement
$570,900
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1940
Construction
FRAME
Heating
FORCED AIR
Buildings
1
Stories
1
Units
4
Bathrooms
7
Total area
4,213 SF
Lot
0.27 ac (11,848 SF)
Zoning code
LB
APN
WATE M:0107 B:0002 L:0000
UPID
US38-0334535
Jurisdiction
WATERTOWN
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
LB · Watertown, MA
Zoning LB · permitted uses
LB · 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
RETAIL STORES Current
Est. value
$1.1M
COMMERCIAL (GENERAL)
Est. value
$1.5M
AUTO REPAIR, GARAGE
Est. value
$1.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.2M
OFFICE BUILDING
Est. value
$920,000
RETAIL STORES Current
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
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
1940
Construction
FRAME
Heating
FORCED AIR
Stories
1
Buildings
1
Units
4
Bathrooms
7
Lot
0.27 ac
Current owner
From public records · entity-resolved
Mariavictoria LLC
Entity
Mailing address
31 GALEN ST, WATERTOWN, MA 02472
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 5, 2025
—
Mariavictoria LLC
—
Deed
related
$1,200,000 · Digital FCU
Feb 5, 2024
—
Mariavictoria LLC
—
Deed
related
$26,000 · Watertown Taxi INC
Jan 17, 2024
—
Mariavictoria LLC
—
Deed
related
$570,000 · Stoneham Cooperative Bank
Aug 29, 2023
$1,500,000
Mariavictoria LLC
N & H Tomaras RT
Deed
$800,000 · N & H Tomaras Rlty T
Apr 22, 2022
—
Nicholas Tomaras
Watertown Town Of
Redemption Deed
related
—
Sep 8, 2016
—
N&h Tomaras RT
—
Deed
related
$200,000 · Eastern Bank
Jan 22, 1999
—
N RT
—
Deed Of Trust
related
$200,000 · Peoples Fsb
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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