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Property profile & analytics
FOR LEASE
Life science properties
64 Pleasant St, Watertown, MA 02472
Individually Owned
5-yr Hold
~
Est. High Equity
Property ID
US38-1687222
For Lease
1 / 4
$23,330,000
64 Pleasant St, Watertown, MA 02472
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Property profile
Verified
Property type
Life science properties
Use group
R&D FACILITY, LABS, PHARMA
Year built
1900
Construction
FRAME
Total area
95,031 SF
Lot
2.6 ac (113,443 SF)
Zoning code
CB
APN
WATE M:0202 B:0001E L:0000
UPID
US38-1687222
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
-
Incubator At Sasaki Charitable Organization Social Service Agency
-
Dealtry Pool Parking Parking Lot & Garage
-
Via Separations Industrial Manufacturer Production Facility
-
Sylvia's office Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$25.57M
Blend (final)
Blend
$23.33M
Owner & transaction history
Berkeley Pleasant St Ownr · 5 yrs held
Berkeley Pleasant St Ownr
since 2021
Last sale
$23.0M
4 recorded transactions
Zoning & alternative use
CB · Watertown, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$33.5M
+116.0%
Restaurant
$27.6M
+78.1%
Auto repair, garage
$26.7M
+72.7%
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
$21,755,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
R&D FACILITY, LABORATORY, RESEARCH FACILITY, COSMETICS, PHARMACEUTICAL
$15,490,000
Current use
COMMERCIAL (GENERAL)
$33,460,000
Change: +116% · Conversion: Difficult
RESTAURANT
$27,590,000
Change: +78% · Conversion: Difficult
AUTO REPAIR, GARAGE
$26,745,000
Change: +73% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$26,330,000
Change: +70% · Conversion: Difficult
RETAIL STORES
$25,620,000
Change: +65% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$21,895,000
Change: +41% · Conversion: Difficult
OFFICE BUILDING
$20,800,000
Change: +34% · Conversion: Difficult
Blend value · Realmo final
$23.33M
Range $21.00M – $25.66M · ±10% · vs last sale $23.00M (Feb 4 2021)
Last sale anchor
$23.00M
Feb 4 2021
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
$245 / 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
$1,055,010
Tax year 2024
Assessed value
$45,711,000
Assessed 2024
Previous assessed
$23,806,500
+92.0% YoY
Effective rate
2.31%
On assessed value
Assessed land
$14,750,300
Assessed improvement
$30,960,700
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
Life science properties
Use group
R&D FACILITY, LABS, PHARMA
Status
For Lease
Year built
1900
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Units
1
Bathrooms
17
Total area
95,031 SF
Lot
2.6 ac (113,443 SF)
Zoning code
CB
APN
WATE M:0202 B:0001E L:0000
UPID
US38-1687222
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.
Alternative use value scenarios
Repositioning upside vs current use
R&D FACILITY, LABORATORY, RESEARCH FACILITY, COSMETICS, PHARMACEUTICAL Current
Est. value
$15.5M
COMMERCIAL (GENERAL)
Est. value
$33.5M
RESTAURANT
Est. value
$27.6M
AUTO REPAIR, GARAGE
Est. value
$26.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$26.3M
RETAIL STORES
Est. value
$25.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$21.9M
OFFICE BUILDING
Est. value
$20.8M
R&D FACILITY, LABORATORY, RESEARCH FACILITY, COSMETICS, PHARMACEUTICAL Current
COMMERCIAL (GENERAL)
RESTAURANT
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
OFFICE BUILDING
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
1900
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Units
1
Bathrooms
17
Lot
2.6 ac
Current owner
From public records · entity-resolved
Berkeley Pleasant St Ownr
Individual
Mailing address
125 HIGH ST STE #531, BOSTON, MA 02110-2771
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 7, 2022
—
Berkeley Pleasant St Owne
—
Deed
related
$72,250,000 · Berkshire Bank
Feb 4, 2021
$23,000,000
Berkeley Pleasant St Ownr
Sasaki Associates INC
Quit Claim Arm's Length For Ne States
$17,550,000 · Baycoast Bank
Sep 11, 2000
$11,250,000
Sasaki Assocs INC
Cm-2 Assocs INC
Grant Deed
$10,624,000 · Gary Needham
Jun 23, 1997
—
Schoolhouse Ptrs LLC
—
Deed Of Trust
related
$2,120,000 · Fleet National 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.
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