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Property profile & analytics
OFF-MARKET
Estimated value
$1,585,000
Office buildings
42 Weston St, Waltham, MA 02453-7734
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US38-0656946
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1960
Construction
STEEL FRAME
Total area
7,520 SF
Lot
0.34 ac (14,749 SF)
APN
WALT M:058 B:020 L:0004
UPID
US38-0656946
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
-
Mayflower Commercial Cleaning, Inc. General Contractor
-
Stack Chiropractic Office Alternative Medicine Practice
-
Roberta A. Stack, DC Alternative Medicine Practice
-
Lincoln Law Offices Law Firm
-
A-TRAC Computer IT Consulting Firm (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.55M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.49M
Blend (final)
Blend
$1.59M
Owner & transaction history
Banks Square LLC · 3 yrs held
Banks Square LLC
since 2023
Last sale
$1.7M
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.2M
+14.0%
Commercial (general)
$2.1M
+10.8%
Auto repair, garage
$2.1M
+10.5%
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
$1,550,000
ML approach
$1,550,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,915,000
Current use
RESTAURANT
$2,185,000
Change: +14% · Conversion: Moderate
COMMERCIAL (GENERAL)
$2,125,000
Change: +11% · Conversion: Easy
AUTO REPAIR, GARAGE
$2,115,000
Change: +10% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$2,085,000
Change: +9% · Conversion: Difficult
RETAIL STORES
$2,025,000
Change: +6% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$1,735,000
Change: -10% · Conversion: Easy
Blend value · Realmo final
$1.59M
Range $1.43M – $1.74M · ±10% · vs last sale $1.68M (Mar 14 2023)
Last sale anchor
$1.68M
Mar 14 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
$211 / 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
$20,652
Tax year 2024
Assessed value
$997,200
Assessed 2024
Previous assessed
$997,200
+0.0% YoY
Effective rate
2.07%
On assessed value
Assessed land
$499,700
Assessed improvement
$497,500
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1960
Construction
STEEL FRAME
Heating
FORCED AIR
Buildings
1
Stories
2
Units
9
Bathrooms
7
Total area
7,520 SF
Lot
0.34 ac (14,749 SF)
APN
WALT M:058 B:020 L:0004
UPID
US38-0656946
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
OFFICE BUILDING Current
Est. value
$1.9M
RESTAURANT
Est. value
$2.2M
COMMERCIAL (GENERAL)
Est. value
$2.1M
AUTO REPAIR, GARAGE
Est. value
$2.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.1M
RETAIL STORES
Est. value
$2.0M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.7M
OFFICE BUILDING Current
RESTAURANT
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
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
1960
Construction
STEEL FRAME
Heating
FORCED AIR
Stories
2
Buildings
1
Units
9
Bathrooms
7
Lot
0.34 ac
Current owner
From public records · entity-resolved
Banks Square LLC
Entity
Mailing address
42 WESTON ST, WALTHAM, MA 02453-7734
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 14, 2023
$1,675,000
Banks Square LLC
Research Realty LLC
Quit Claim Arm's Length For Ne States
$1,340,000 · Middlesex Savings Bank
Oct 17, 2005
$938,000
Research Realty LLC
Berry RT
Grant Deed
$705,000 · Ben Franklin Savings Bank
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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