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Property profile & analytics
OFF-MARKET
Estimated value
$1,215,000
Commercial land
527 Pleasant St, Watertown, MA 02472-2405
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US38-1902158
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Year built
1960
Total area
5,226 SF
Lot
1.32 ac (57,369 SF)
Zoning code
PSCD
APN
WATE M:0805 B:0004 L:0000
UPID
US38-1902158
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.33M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.22M
Owner & transaction history
Vbr LLC · 8 yrs held
Vbr 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%
$1,435,000
6.5%
$1,325,000
7%
$1,230,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,840,000
Current use
RESTAURANT
$1,515,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$1.22M
Range $1.09M – $1.34M · ±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
$232 / 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
$48,540
Tax year 2024
Assessed value
$2,103,100
Assessed 2024
Previous assessed
$1,995,300
+5.4% YoY
Effective rate
2.31%
On assessed value
Assessed land
$2,103,100
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Year built
1960
Heating
ELECTRIC
Cooling
YES
Stories
2
Bathrooms
5
Total area
5,226 SF
Lot
1.32 ac (57,369 SF)
Zoning code
PSCD
APN
WATE M:0805 B:0004 L:0000
UPID
US38-1902158
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.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.8M
RESTAURANT
Est. value
$1.5M
COMMERCIAL (GENERAL) Current
RESTAURANT
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
Heating
ELECTRIC
Cooling
Yes
Stories
2
Bathrooms
5
Lot
1.32 ac
Current owner
From public records · entity-resolved
Vbr LLC
Entity
Mailing address
52 OAK TRL, BOLTON, MA 01740-1272
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
Jan 29, 2018
$2,000,000
Vbr LLC
Riverworks Watertown Hldg
Quit Claim Deed
—
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 21, 2010
$4,447,500
Farley White Aetna LLC
Boston Scientific Corp
Grant Deed
—
Mar 27, 1992
$455,000
Boston Scientific Corp
Trilogy RT
Grant Deed
—
Jun 18, 1987
—
Trilogy RT
—
Deed Of Trust
related
$2,200,000 · Eliot Savings Bank
Mar 3, 1987
$650,000
Trilogy RT
Nicholas,peter M
Grant Deed
—
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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