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Property profile & analytics
OFF-MARKET
Estimated value
$1,830,000
Residential income homes
403 Riv St, Waltham, MA 02453-5449
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US38-1188570
Property profile
Verified
Property type
Residential income homes
Use group
BOARDING/ROOMING HOUSE
Year built
1900
Construction
FRAME
Total area
5,985 SF
Lot
0.24 ac (10,642 SF)
APN
WALT M:060 B:031 L:0003
UPID
US38-1188570
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
-
Rico details Marketing & Advertising Advertising Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.86M
CAP Approach
CAP
$1.83M
Comparable Approach
Comparable
$1.75M
Blend (final)
Blend
$1.83M
Owner & transaction history
414 River St Waltham LLC · 2 yrs held
414 River St Waltham LLC
since 2023
Last sale
$2.1M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.7M
+26.0%
Commercial (general)
$1.7M
+22.5%
Auto repair, garage
$1.7M
+22.2%
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
$1,880,000
ML approach
$1,855,000
CAP Approach
CAP Return
Estimation
6%
$1,985,000
6.5%
$1,830,000
7%
$1,700,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,380,000
Current use
RESTAURANT
$1,740,000
Change: +26% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,690,000
Change: +23% · Conversion: Moderate
AUTO REPAIR, GARAGE
$1,685,000
Change: +22% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,660,000
Change: +20% · Conversion: Difficult
RETAIL STORES
$1,615,000
Change: +17% · Conversion: Difficult
OFFICE BUILDING
$1,525,000
Change: +11% · Conversion: Moderate
Blend value · Realmo final
$1.83M
Range $1.65M – $2.01M · ±10% · vs last sale $2.10M (Dec 1 2023)
Last sale anchor
$2.10M
Dec 1 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
$306 / 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
$23,872
Tax year 2024
Assessed value
$2,476,400
Assessed 2024
Previous assessed
$2,476,400
+0.0% YoY
Effective rate
0.96%
On assessed value
Assessed land
$390,100
Assessed improvement
$2,086,300
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
Residential income homes
Use group
BOARDING/ROOMING HOUSE
Status
Off-Market
Year built
1900
Construction
FRAME
Heating
STEAM
Buildings
1
Stories
3
Units
24
Rooms
30
Bathrooms
9
Total area
5,985 SF
Lot
0.24 ac (10,642 SF)
APN
WALT M:060 B:031 L:0003
UPID
US38-1188570
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
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$1.4M
RESTAURANT
Est. value
$1.7M
COMMERCIAL (GENERAL)
Est. value
$1.7M
AUTO REPAIR, GARAGE
Est. value
$1.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.7M
RETAIL STORES
Est. value
$1.6M
OFFICE BUILDING
Est. value
$1.5M
APARTMENT HOUSE (5+ UNITS) Current
RESTAURANT
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
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
1900
Construction
FRAME
Heating
STEAM
Stories
3
Buildings
1
Units
24
Rooms
30
Bathrooms
9
Lot
0.24 ac
Current owner
From public records · entity-resolved
414 River St Waltham LLC
Entity
Mailing address
1408 BEACON ST, BROOKLINE, MA 02446-2089
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 1, 2023
—
414 River St Waltham LLC
Peter Concetti
Quit Claim Deed
related
—
Apr 1, 2021
$2,100,000
Gilbrae Inn LLC
Dennis A Dyer
Quit Claim Arm's Length For Ne States
$1,575,000 · Metro Cu
Jul 25, 2016
—
Dennis A Dyer
—
Deed
related
$1,125,000 · East Boston Svgs Bk
May 4, 2006
—
Dennis A Dyer
—
Deed Of Trust
related
$713,000 · Banknorth NA
Oct 13, 2005
—
Dennis A Dyer
—
Deed Of Trust
related
$400,000 · Mark Cristofori
Aug 16, 2005
—
Dennis A Dyer
—
Deed Of Trust
related
$200,000 · Mark Cristofori
Sep 5, 2002
—
Dennis A Dyer
—
Deed Of Trust
related
$750,000 · Watertown Savings Bank
Apr 3, 2000
$700,000
Dennis A Dyer
Dellacamera,john J
Grant Deed
$445,000 · Watertown Savings Bank
Apr 3, 2000
—
Dennis A Dyer
—
Deed Of Trust
related
$150,000 · S & C Investors LLC
—
—
Dennis A Dyer
—
Deed Of Trust
related
$1,125,000 · East Boston Svgs Bk
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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