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Property profile & analytics
OFF-MARKET
Estimated value
$8,000,000
Retail space
36 Arlington St Watertown, MA 02472-5001
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US38-1481283
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1964
Construction
STEEL FRAME
Total area
45,132 SF
Lot
1.49 ac (64,687 SF)
Zoning code
I-1
APN
WATE M:1236 B:0003F L:0000
UPID
US38-1481283
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
-
The Tile Shop Hardware & Home Improvement Carpet & Flooring Store
-
GymIt Gym & Fitness Center
-
Lee Haggerty Physician
-
Daniel Purcell Physician
-
CHELSEA FRANCES BROWN Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.13M
CAP Approach
CAP
$9.98M
Comparable Approach
Comparable
$6.32M
Blend (final)
Blend
$8.00M
Owner & transaction history
Sp 36 Arlington Owner LLC · 3 yrs held
Sp 36 Arlington Owner LLC
since 2022
Last sale
$7.8M
6 recorded transactions
Zoning & alternative use
I-1 · Watertown, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$13.1M
+7.7%
Auto repair, garage
$12.7M
+4.4%
Neighborhood: shopping center
$12.5M
+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
$8,375,000
ML approach
$8,125,000
CAP Approach
CAP Return
Estimation
6%
$10,810,000
6.5%
$9,980,000
7%
$9,265,000
Alternative Use
Use
Estimation
RETAIL STORES
$12,165,000
Current use
RESTAURANT
$13,105,000
Change: +8% · Conversion: Easy
AUTO REPAIR, GARAGE
$12,705,000
Change: +4% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$12,505,000
Change: +3% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$10,400,000
Change: -15% · Conversion: Difficult
OFFICE BUILDING
$9,880,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$8.00M
Range $7.20M – $8.80M · ±10% · vs last sale $7.75M (Nov 16 2022)
Last sale anchor
$7.75M
Nov 16 2022
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
$177 / 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
$89,684
Tax year 2024
Assessed value
$3,885,800
Assessed 2024
Previous assessed
$3,758,800
+3.4% YoY
Effective rate
2.31%
On assessed value
Assessed land
$2,078,900
Assessed improvement
$1,806,900
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
1964
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
1
Bathrooms
4
Total area
45,132 SF
Lot
1.49 ac (64,687 SF)
Zoning code
I-1
APN
WATE M:1236 B:0003F L:0000
UPID
US38-1481283
Jurisdiction
WATERTOWN
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
I-1 · Watertown, MA
Zoning I-1 · permitted uses
I-1 · 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
$12.2M
RESTAURANT
Est. value
$13.1M
AUTO REPAIR, GARAGE
Est. value
$12.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$12.5M
APARTMENT HOUSE (5+ UNITS)
Est. value
$10.4M
OFFICE BUILDING
Est. value
$9.9M
RETAIL STORES Current
RESTAURANT
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
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
1964
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
1
Bathrooms
4
Lot
1.49 ac
Current owner
From public records · entity-resolved
Sp 36 Arlington Owner LLC
Entity
Mailing address
35 WHITE ST, CAMBRIDGE, MA 02140-1413
Ownership since
2022
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
Mar 8, 2023
—
Sp 36 Arlington Owner LLC
—
Deed
related
$3,064,000 · Abington Bank
Nov 16, 2022
$7,750,000
Sp 36 Arlington Owner LLC
Surrey Road LLC
Quit Claim Arm's Length For Ne States
$3,064,000 · Surrey Road LLC
Oct 27, 2000
—
Dominic J Saraceno
—
Deed Of Trust
related
$1,900,000 · Norwood Coop Bank
Sep 29, 1989
—
Dominic Saraceno
—
Deed Of Trust
related
$25,000 · Bank Of New England
Mar 28, 1988
—
Dominic J Saraceno
—
Deed Of Trust
related
$875,000 · Bank Of New England
May 29, 1987
—
Dominic J Saraceno
—
Deed Of Trust
related
$17,125,000 · Bank Of New England
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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