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Property profile & analytics
OFF-MARKET
Specialty properties
43 Phillips St Watertown, MA 02472-3979
Entity Owned
Absentee Owner
Free & Clear
Property ID
US38-1414292
Property profile
Verified
Property type
Specialty properties
Use group
CHARITABLE ORGANIZATION
Year built
1940
Construction
FRAME
Total area
2,364 SF
Lot
0.16 ac (7,187 SF)
Zoning code
SC
APN
WATE M:1013 B:0001 L:0003A
UPID
US38-1414292
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
BEAVERBROOK STEP INC
BEAVERBROOK STEP INC
Zoning & alternative use
SC · Watertown, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
tations. § 6.07 Bicycle parking. Article VII Signs and Illumination note § 7.00 Intent and purpose. § 7.01 Definition of terms. § 7.02 Application and procedure. § 7.03 Signs in all districts. § 7.04 Signs in S-10, S-6, SC, CR, T and OSC Districts. § 7.05 Signs in R.75 and R1.2 Districts, and for residential uses in the I-3 and RMUD District. § 7.06 Signs in…
Zone name
Single Family Conversion
General category
RESIDENTIAL
Zone area
74.94 ac
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
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 2024Property tax & assessments
Tax year 2024
Assessed value
$726,900
Assessed 2024
Previous assessed
$700,200
+3.8% YoY
Assessed land
$489,900
Assessed improvement
$237,000
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
Specialty properties
Use group
CHARITABLE ORGANIZATION
Status
Off-Market
Year built
1940
Construction
FRAME
Heating
HOT WATER
Buildings
1
Stories
2
Units
2
Rooms
8
Bathrooms
2
Total area
2,364 SF
Lot
0.16 ac (7,187 SF)
Zoning code
SC
APN
WATE M:1013 B:0001 L:0003A
UPID
US38-1414292
Jurisdiction
WATERTOWN
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
SC · Watertown, MAZoning SC · permitted uses
SC · Watertown, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
tations. § 6.07 Bicycle parking. Article VII Signs and Illumination note § 7.00 Intent and purpose. § 7.01 Definition of terms. § 7.02 Application and procedure. § 7.03 Signs in all districts. § 7.04 Signs in S-10, S-6, SC, CR, T and OSC Districts. § 7.05 Signs in R.75 and R1.2 Districts, and for residential uses in the I-3 and RMUD District. § 7.06 Signs in the NB, LB, WSQ, NMU, I, RMUD, and PSCD Districts. § 7.07 Sign special permit. §
Zone name
Single Family Conversion
General category
RESIDENTIAL
Zone area
74.94 ac
Building & site characteristics
From public records
Year built
1940
Construction
FRAME
Heating
HOT WATER
Stories
2
Buildings
1
Units
2
Rooms
8
Bathrooms
2
Lot
0.16 ac
Current owner
From public records · entity-resolved
BEAVERBROOK STEP INC
Entity
Free & Clear · 0 yrs held
Mailing address
85 MAIN ST, WATERTOWN, MA 02472-4411
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
No recorded transactions
No recorded transactions found for this property.
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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