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Property profile & analytics
OFF-MARKET
Estimated value
$11,470,000
Office buildings
480 Pleasant St, Watertown, MA 02472-2463
Entity Owned
7-yr Hold
Free & Clear
Property ID
US38-0326511
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1919
Construction
FRAME
Total area
117,012 SF
Lot
2.14 ac (93,262 SF)
Zoning code
PSCD
APN
WATE M:0808 B:0007 L:0003
UPID
US38-0326511
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
-
NormaTec (Bike/Boat/Book/etc) Store
-
Apollo Intelligence Consultant
-
Thomas J. Cannalonga Memorial Park Park
-
SAI Global Risk, Compliance, Safety and Ethics Business Management Consultant Software Company
-
HealthCore Research Institute
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$16.04M
Blend (final)
Blend
$11.47M
Owner & transaction history
Gre Riverworks LLC · 7 yrs held
Gre Riverworks LLC
since 2018
7 recorded transactions
Zoning & alternative use
PSCD · Watertown, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
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
Blend value · Realmo final
$11.47M
Range $10.32M – $12.62M · ±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
$98 / 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
$524,057
Tax year 2024
Assessed value
$22,706,100
Assessed 2024
Previous assessed
$22,422,300
+1.3% YoY
Effective rate
2.31%
On assessed value
Assessed land
$3,274,000
Assessed improvement
$19,432,100
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
1919
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
4
Units
1
Bathrooms
12
Total area
117,012 SF
Lot
2.14 ac (93,262 SF)
Zoning code
PSCD
APN
WATE M:0808 B:0007 L:0003
UPID
US38-0326511
Jurisdiction
WATERTOWN
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
PSCD · Watertown, MA
Zoning PSCD · permitted uses
PSCD · Watertown, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Watertown. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1919
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
4
Buildings
1
Units
1
Bathrooms
12
Lot
2.14 ac
Current owner
From public records · entity-resolved
Gre Riverworks LLC
Entity
Free & Clear · 7 yrs held
Mailing address
900 N MICHIGAN AVE, CHICAGO, IL 60611-1542
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
Oct 16, 2018
$63,800,000
Gre Riverworks LLC
Whetstone Riverworks Hldg
Quit Claim Deed
related
—
Aug 3, 2016
—
Whetstone Riverworks Hldg
Riverworks Watertown Hldg
Quit Claim Deed
related
—
Jun 6, 2014
$43,000,000
Riverworks Watertown Hldg
Farley White Aetna Mills
Quit Claim Deed
related
—
Dec 15, 2011
—
White Aetna Mills Farley
—
Deed Of Trust
related
$14,510,000 · Gary Needham
Dec 21, 2010
$1
Boston Scientific Corp
Aetne Mills RT
Grant Deed
—
Dec 21, 2010
$4,447,500
Farley White Aetna LLC
Boston Scientific Corp
Grant Deed
—
Aug 29, 1989
$5,407,508
Aetna Mills RT
Stella T
Grant Deed
$7,000,000 · Barclays Bank
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.
Try Rey
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