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Property profile & analytics
OFF-MARKET
Estimated value
$30,340,000
Office buildings
48 Woerd Ave, Waltham, MA 02453-3826
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US38-0253954
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1960
Construction
STEEL FRAME
Total area
122,846 SF
Lot
11.06 ac (481,573 SF)
APN
WALT M:076 B:008 L:0025
UPID
US38-0253954
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
-
EVIDENT, Olympus Scientific Solutions Americas DBA Factory Industrial Manufacturer
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$30.34M
Owner & transaction history
48 Woerd Property LLC · 8 yrs held
48 Woerd Property LLC
since 2018
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$35.7M
+14.0%
Commercial (general)
$34.7M
+10.8%
Auto repair, garage
$34.6M
+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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$31,295,000
Current use
RESTAURANT
$35,665,000
Change: +14% · Conversion: Moderate
COMMERCIAL (GENERAL)
$34,685,000
Change: +11% · Conversion: Easy
AUTO REPAIR, GARAGE
$34,575,000
Change: +10% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$34,035,000
Change: +9% · Conversion: Difficult
RETAIL STORES
$33,115,000
Change: +6% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$28,305,000
Change: -10% · Conversion: Easy
Blend value · Realmo final
$30.34M
Range $27.31M – $33.37M · ±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
$247 / 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
$592,492
Tax year 2024
Assessed value
$28,609,000
Assessed 2024
Previous assessed
$28,609,000
+0.0% YoY
Effective rate
2.07%
On assessed value
Assessed land
$10,288,100
Assessed improvement
$18,320,900
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
STEAM
Cooling
YES
Buildings
1
Stories
1
Units
2
Bathrooms
12
Total area
122,846 SF
Lot
11.06 ac (481,573 SF)
APN
WALT M:076 B:008 L:0025
UPID
US38-0253954
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
$31.3M
RESTAURANT
Est. value
$35.7M
COMMERCIAL (GENERAL)
Est. value
$34.7M
AUTO REPAIR, GARAGE
Est. value
$34.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$34.0M
RETAIL STORES
Est. value
$33.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$28.3M
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
STEAM
Cooling
Yes
Stories
1
Buildings
1
Units
2
Bathrooms
12
Lot
11.06 ac
Current owner
From public records · entity-resolved
48 Woerd Property LLC
Entity
Mailing address
5 REVERE DR STE #206, NORTHBROOK, IL 60062-1568
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 8, 2025
—
48 Woerd Property LLC
—
Deed
related
$5,000,000 · Middlesex Savings Bank
Apr 18, 2018
$25,272,838
48 Woerd Property LLC
Woerd Sub LLC
Quit Claim Arm's Length For Ne States
$22,582,000 · Middlesex Savings Bank
Aug 21, 2015
$18,825,000
Woerd Sub LLC
Intercontinential Fund
Quit Claim Arm's Length For Ne States
$13,150,000 · Cambridge Svgs Bk
Feb 13, 2004
—
Intercontinental Fund 48
—
Deed Of Trust
related
$12,750,000 · Banknorth NA
Dec 10, 2003
$18,800,000
Intercontinental Fund 48
Pilot Woerd Avenue LLC
Grant Deed
related
—
Jul 31, 2000
—
Woerd Ave Pilot
—
Deed Of Trust
related
$15,913,000 · Key Bank NA
Sep 23, 1999
$3,893,500
Pilot Woerd Ave LLC
Parker-hannifin Corp
Grant Deed
$5,500,000 · Zuckerman Family Nomi
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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