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    The Largest CRE Database in the US with Over 1 Million Listings
    Property profile & analytics

    46 Arsenal St Watertown, MA 02472-2604

    • Commercial real estate
    • 1.10 lot acres
    OFF-MARKET
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US38-0595135
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Wild Willy's Burgers / Restaurant
    • Black Cat Rum Cake Company / Bakery / Specialty Food Shop

    Property Details for 46 Arsenal St

    Lot size
    1.10 lot acres
    Zone code
    LB
    Property type
    Commercial real estate
    APN
    WATE M:1004 B:0008B L:0000
    APU
    WATEM1004B0008BL0000

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Watertown
    County
    Middlesex
    State
    Massachusetts
    Longitude
    -71.1815
    Latitude
    42.3654
    CBSA code
    14460
    CBSA name
    BOSTON-CAMBRIDGE-QUINCY, MA-NH METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2020
    $97,568
    $1,688,200
    $3,084,600
    $4,772,800
    -
    $0.00
    $0.00
    $0.00

    Comparable in this City

    • Value Estimation
      $865,000
      3,560 SF

      662 Arsenal St

      SHOW ROOM, WAREHOUSE • 3,560 SF
      662 Arsenal St, Watertown, MA 02472-2851
      View Details
    • Value Estimation
      $510,000
      2,623 SF

      75 Spg St, Unit 77

      SHOW ROOM, WAREHOUSE • 2,623 SF
      75 Spg St, Watertown, MA 02472-3461
      View Details
    • Value Estimation
      $535,000
      3,213 SF

      586 Pleasant St Ste, Unit 5

      COMMERCIAL CONDOMINUIM • 3,213 SF
      586 Pleasant St Ste, Watertown, MA 02472-2678
      View Details
    • Value Estimation
      $3,300,000
      7,040 SF

      81 Coolidge Hl Rd

      SHOW ROOM, WAREHOUSE • 7,040 SF
      81 Coolidge Hl Rd, Watertown, MA 02472
      View Details
    • Value Estimation by Request
      1,600 SF

      586 Pleasant St Ste, Unit 7

      COMMERCIAL CONDOMINUIM • 1,600 SF
      586 Pleasant St Ste, Watertown, MA 02472-2678
      View Details
    • Value Estimation by Request
      1,456 SF

      389 Main St

      COMMERCIAL CONDOMINUIM • 1,456 SF
      389 Main St, Watertown, MA 02472-2360
      View Details

    Similar Nearby for Sale

    • Contact for pricing

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    Similar Nearby for Lease

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      13,695 SF

      Watertown Office Space Available

      Office suites available from 462 to 3,646 square feet.
      50 Hunt St, Watertown, MA 02472
      View Details
    • Contact for pricing
      10,675 SF

      Watertown Office Building For Rent

      Four-story, 201,088 SF office building, formerly Boston Scientific headquarters.
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      View Details
    • $11 SF/Yr

      Warehouse/Office Hybrid Space For Rent

      Unique warehouse/office space in prime location, suitable for various uses.
      11 Boyd St Gdn, Watertown, MA 02472
      View Details
    • Contact for pricing
      740 SF

      Renovated Office/Lab/Studio Space Available

      Newly renovated office/lab/studio space with included lab equipment.
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    • $22 SF/Yr
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      Watertown Flex/Office Space Available

      First floor flex/office space in prime Watertown location.
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    • $20 SF/Yr
      2,100 SF

      Watertown Office Space - Main St.

      Prime Watertown office, flexible space.
      372 Main St, Watertown, MA 02472
      View Details

    Property Visit Statistics

    • Visits by month
      11.5k
    • Visitors by month
      9.2k
    • Avg Time on site
      7 min
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    46 Arsenal St
    Watertown, MA 02472-2604
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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