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Property profile & analytics
OFF-MARKET
Estimated value
$6,540,000
Industrial properties
34 Bear Hl Rd 40, Waltham, MA 02451-1002
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US38-0843906
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Lot
2.05 ac (89,146 SF)
APN
WALT M:057 B:001 L:0003
UPID
US38-0843906
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
$6.20M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$6.54M
Owner & transaction history
Mag Re Hldg - Waltham LLC · 3 yrs held
Mag Re Hldg - Waltham LLC
since 2023
Last sale
$6.9M
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$6,175,000
ML approach
$6,195,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$6.54M
Range $5.89M – $7.19M · ±10% · vs last sale $6.90M (May 15 2023)
Last sale anchor
$6.90M
May 15 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
—
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 2020Property tax & assessments
Tax year 2020
Tax billed
$67,806
Tax year 2020
Assessed value
$4,246,500
Assessed 2024
Previous assessed
$4,246,500
+0.0% YoY
Effective rate
1.60%
On assessed value
Assessed land
$2,585,800
Assessed improvement
$1,660,700
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
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
Off-Market
Heating
NONE
Cooling
YES
Buildings
2
Units
3
Lot
2.05 ac (89,146 SF)
APN
WALT M:057 B:001 L:0003
UPID
US38-0843906
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
Building & site characteristics
From public records
Heating
NONE
Cooling
Yes
Buildings
2
Units
3
Lot
2.05 ac
Current owner
From public records · entity-resolved
Mag Re Hldg - Waltham LLC
Entity
Mailing address
34 BEAR HL RD #40, WALTHAM, MA 02451-1002
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
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
Oct 5, 2023
—
Mag Re Hldg - Waltham LLC
—
Deed
related
$654,000,000 · Truist Bank
May 15, 2023
$6,900,000
Mag Re Hldg - Waltham LLC
Philip Pagliazzo SR RT
Quit Claim Arm's Length For Ne States
$5,907,500 · Truist Bank
Nov 23, 2022
—
Philip Pagliazzo SR RT
Elaine Pagliazzo
Other
—
Jul 12, 2012
$1
Philip Pagliazzo RT SR.
Pagliazzo,philip
Grant Deed
related
—
Oct 3, 1996
$1,000
Philip Pagliazzo
At&t Corp
Grant Deed
related
—
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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