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Property profile & analytics
OFF-MARKET
Estimated value
$16,220,000
Investment properties
431 Riv St Waltham, MA 02453-5476
Individually Owned
9-yr Hold
~
Est. High Equity
Property ID
US38-1476490
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
2015
Construction
FRAME
Total area
62,216 SF
Lot
1.15 ac (50,111 SF)
APN
WALT M:060 B:030 L:0001
UPID
US38-1476490
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
-
Waltham Landing Apartment Building
-
Professional Physical Therapy Medical Clinic
-
Waltham Community Services Counselor
-
John Bonavita Physician
-
Robert Stravinsky, PT, DPT Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$15.80M
Comparable Approach
Comparable
$20.99M
Blend (final)
Blend
$16.22M
Owner & transaction history
Dyers 431 River St Cor · 9 yrs held
Dyers 431 River St Cor
since 2016
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$18.1M
+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 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$17,110,000
6.5%
$15,795,000
7%
$14,665,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$17,565,000
Current use
RESTAURANT
$18,065,000
Change: +3% · Conversion: Difficult
AUTO REPAIR, GARAGE
$17,510,000
Change: 0% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$17,240,000
Change: -2% · Conversion: Difficult
RETAIL STORES
$16,770,000
Change: -5% · Conversion: Easy
OFFICE BUILDING
$15,850,000
Change: -10% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$14,335,000
Change: -18% · Conversion: Moderate
Blend value · Realmo final
$16.22M
Range $14.60M – $17.84M · ±10%
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
$261 / 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 2016Property tax & assessments
Tax year 2016
Tax billed
$18,948
Tax year 2016
Assessed value
$17,130,300
Assessed 2024
Previous assessed
$17,130,300
+0.0% YoY
Effective rate
0.11%
On assessed value
Assessed land
$3,534,000
Assessed improvement
$13,596,300
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
2015
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
5
Units
38
Rooms
152
Bathrooms
68
Total area
62,216 SF
Lot
1.15 ac (50,111 SF)
APN
WALT M:060 B:030 L:0001
UPID
US38-1476490
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
COMMERCIAL (GENERAL) Current
Est. value
$17.6M
RESTAURANT
Est. value
$18.1M
AUTO REPAIR, GARAGE
Est. value
$17.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$17.2M
RETAIL STORES
Est. value
$16.8M
OFFICE BUILDING
Est. value
$15.9M
APARTMENT HOUSE (5+ UNITS)
Est. value
$14.3M
COMMERCIAL (GENERAL) Current
RESTAURANT
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
OFFICE BUILDING
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
2015
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
5
Buildings
1
Units
38
Rooms
152
Bathrooms
68
Lot
1.15 ac
Current owner
From public records · entity-resolved
Dyers 431 River St Cor
Individual
Mailing address
PO BOX 404, WATERTOWN, MA 02471-0404
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 14, 2023
—
Dyers 431 River St Corp
—
Deed
related
$1,750,000 · Amln Ret
May 14, 2021
—
Dyers 431 Riv St Corp
—
Deed
related
$12,900,000 · Leader Bank NA
Aug 4, 2016
$17,500,000
Dyers 431 River St Cor
Charles River Place Ll
Quit Claim Deed
related
$13,125,000 · East Boston Savings Bank
Oct 15, 2014
$2,308,000
Charles River Place LLC
Station Landing Assocs
Quit Claim Deed
related
$1,500,000 · Somerset Ventures LLC
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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