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Property profile & analytics
OFF-MARKET
Estimated value
$2,675,000
Office buildings
63 Pleasant St, Watertown, MA 02472-2386
Entity Owned
11-yr Hold
~
Est. High Equity
Property ID
US38-0604810
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1888
Construction
FRAME
Total area
21,804 SF
Lot
1.12 ac (48,787 SF)
Zoning code
CB
APN
WATE M:0204 B:0014 L:0000
UPID
US38-0604810
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
-
Robert Sabatino, PT, DPT Physician
-
Solomon Bauer Giambastiani Architect
-
Professional Physical Therapy Physician
-
Richmond So Engineers Structural Engineer
-
Research Blood Components LLC Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.53M
Blend (final)
Blend
$2.68M
Owner & transaction history
63 Pleasant Street LLC · 11 yrs held
63 Pleasant Street LLC
since 2015
7 recorded transactions
Zoning & alternative use
CB · 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
$2.68M
Range $2.41M – $2.94M · ±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
$123 / 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
$115,282
Tax year 2024
Assessed value
$4,994,900
Assessed 2024
Previous assessed
$4,878,000
+2.4% YoY
Effective rate
2.31%
On assessed value
Assessed land
$1,851,200
Assessed improvement
$3,143,700
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
1888
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
3
Units
4
Bathrooms
8
Total area
21,804 SF
Lot
1.12 ac (48,787 SF)
Zoning code
CB
APN
WATE M:0204 B:0014 L:0000
UPID
US38-0604810
Jurisdiction
WATERTOWN
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
CB · Watertown, MA
Zoning CB · permitted uses
CB · 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
1888
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
3
Buildings
1
Units
4
Bathrooms
8
Lot
1.12 ac
Current owner
From public records · entity-resolved
63 Pleasant Street LLC
Entity
Mailing address
25 MYOPIA RD, WINCHESTER, MA 01890-3713
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 3, 2020
—
63 Pleasant Street LLC
—
Deed
related
$4,000,000 · Eastern Bank
May 18, 2018
—
63 Pleasant Street LLC
—
Deed
related
$250,000 · Leader Bank NA
Feb 3, 2015
$3,700,000
63 Pleasant Street LLC
Legacy Wt LLC
Quit Claim Arm's Length For Ne States
$2,405,000 · Leader Bank NA
Apr 25, 2011
$2,610,000
Legacy Wt LLC
Salke Realty LLC
Grant Deed
$1,900,000 · Cambridge Savings Bank
Dec 21, 2009
—
Salke Rlty LLC
—
Deed Of Trust
related
$500,000 · Bank Of America
Jun 29, 2009
—
Salke Realty LLC
—
Deed Of Trust
related
$1,000,000 · First Republic Bank
Oct 8, 2002
—
Salke Rlty LLC
—
Deed Of Trust
related
$1,920,000 · Zwi Kohorn
Sep 20, 2002
$2,650,000
Salke Realty LLC
Schoolhouse Ptrs LLC
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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