Entity Owned
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For Sale
Contact for pricing
475 Winter St, Waltham, MA 02451
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Property summary
AI-generated overview
Reservoir Plaza offers exceptional retail opportunities in Middlesex County. Two spaces are immediately available, ranging from 2,320 to 9,714 square feet, totaling 8,291 square feet of vacant space. This multi-tenant property boasts a strong existing tenant mix, including popular restaurants (Bertucci's Italian, Green Papaya, Jimmy John's), a liquor store (Georgio's Liquors), service businesses (Stylecuts, Professional Physical Therapy, Alphagraphics), and a fitness center (F45). The property benefits from high visibility and excellent traffic counts due to its strategic location with direct access from I-95. This prime location offers significant exposure to a desirable demographic. Pylon signage is available, further enhancing visibility from I-95 for maximum brand recognition. The property is ideal for businesses seeking high traffic, strong tenant synergy, and immediate occupancy. This is a rare opportunity to establish a presence in a thriving retail center with established success. Contact us today to learn more about these available spaces and secure your place in Reservoir Plaza.
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1992
Construction
STEEL FRAME
Total area
35,855 SF
Lot
2.54 ac (110,512 SF)
APN
WALT M:030 B:001 L:0002
UPID
US38-0657684
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Restaurant
-
Hair Salon
-
(Bike/Boat/Book/etc) Store Printing Service
-
Restaurant
-
(Bike/Boat/Book/etc) Store Wine and Liquor Store
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$9.10M
Comparable Approach
Comparable
$5.26M
Blend (final)
Blend
$7.72M
Owner & transaction history
since 1993
5 recorded transactions
Zoning & alternative use
Top alternative use upside
Office building
$11.4M
+9.8%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 9 comparables with addresses
6 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Professional Plan · 30 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$7.72M
Value range
$6.94M – $8.49M
±10% around blend
Estimated value / SF
$215 / SF
Confidence
High
9 county-verified comps
Property data
88
Market benchmarks
67
Comparable evidence
90
$6.94M
blend $7.72M
$8.49M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
35,855 SF
Lot area
2.54 ac
Year built
1992
Stories
1
APN
WALT M:030 B:001 L:0002
Assessed value
$14,975,900
Annual tax
$296,197
3
Income approach: direct capitalization
Partial preview
Income approach indication
$9.10M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$9.86M
@ 6.5% CAP return
$9.10M
@ 7% CAP return
$8.45M
4
Sales comparison
Partial preview
Sales approach indication
$6.90M
Weighted, 9 comps · high confidence
Evidence
9 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
6.4 mi away · 45,184 SF
6.6 mi away · 28,956 SF
6.7 mi away · 32,981 SF
8.1 mi away · 28,672 SF
15.8 mi away · 34,100 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$7.72M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 55 sales
$291
-26%
County 830 sales
$258
-17%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $215/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Office Building
Gross theoretical uplift
+10%
vs current-use indication
Commercial (general) · current use
Restaurant
Auto Repair, Garage
Neighborhood: Shopping Center
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 9 sales
Market rates by use type
PDF export
Professional Plan · 30 reports
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$14.98M
Move the market yield to see immediate price impact.
Value / SF
$418
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$943k
$18.87M
$13.48M
$10.48M
$1.05M
$20.97M
$14.98M
$11.65M
$1.15M
$23.06M
$16.47M
$12.81M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
9 found
High confidence · county-verified
Closest comparable
$11.16M
5.2 mi · Sep 2025 · $365/SF
Property tax & assessments
Tax year 2018Property tax & assessments
Tax year 2018
Tax billed
$296,197
Tax year 2018
Assessed value
$14,975,900
Assessed 2024
Previous assessed
$14,975,900
+0.0% YoY
Effective rate
1.98%
On assessed value
Assessed land
$3,358,400
Assessed improvement
$11,617,500
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
For Sale
Year built
1992
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
10
Bathrooms
14
Total area
35,855 SF
Lot
2.54 ac (110,512 SF)
APN
WALT M:030 B:001 L:0002
UPID
US38-0657684
Jurisdiction
WALTHAM
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
Zoning · permitted uses
No zoning code is on file for this parcel. Zoning coverage grows with every catalog release.
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1992
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
10
Bathrooms
14
Lot
2.54 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
No zoning code is on file for this parcel. Zoning coverage grows with every catalog release — check back, or open Location Intelligence for use analysis of this corner.
Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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