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Property profile & analytics
OFF-MARKET
Estimated value
$4,780,000
Office buildings
75 Main St 85, Watertown, MA 02472-4405
Entity Owned
3-yr Hold
Free & Clear
Property ID
US38-1164623
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1959
Construction
STEEL FRAME
Total area
33,836 SF
Lot
0.92 ac (40,162 SF)
Zoning code
CB
APN
WATE M:0319 B:0001 L:0002B
UPID
US38-1164623
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
$4.63M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.10M
Blend (final)
Blend
$4.78M
Owner & transaction history
1-15 Nason Street LLC · 3 yrs held
1-15 Nason Street LLC
since 2022
Last sale
$4.9M
6 recorded transactions
Zoning & alternative use
CB · Watertown, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$7.8M
+5.3%
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
$4,525,000
ML approach
$4,625,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$7,405,000
Current use
APARTMENT HOUSE (5+ UNITS)
$7,795,000
Change: +5% · Conversion: Easy
Blend value · Realmo final
$4.78M
Range $4.30M – $5.26M · ±10% · vs last sale $4.89M (Nov 23 2022)
Last sale anchor
$4.89M
Nov 23 2022
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
$141 / 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
$151,700
Tax year 2024
Assessed value
$6,572,800
Assessed 2024
Previous assessed
$6,572,800
+0.0% YoY
Effective rate
2.31%
On assessed value
Assessed land
$1,599,400
Assessed improvement
$4,973,400
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
1959
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
3
Units
1
Bathrooms
6
Total area
33,836 SF
Lot
0.92 ac (40,162 SF)
Zoning code
CB
APN
WATE M:0319 B:0001 L:0002B
UPID
US38-1164623
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
OFFICE BUILDING Current
Est. value
$7.4M
APARTMENT HOUSE (5+ UNITS)
Est. value
$7.8M
OFFICE BUILDING Current
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
1959
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
3
Buildings
1
Units
1
Bathrooms
6
Lot
0.92 ac
Current owner
From public records · entity-resolved
1-15 Nason Street LLC
Entity
Free & Clear · 3 yrs held
Mailing address
PO BOX 830, BROOKLINE, MA 02446-0023
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 23, 2022
—
1-15 Nason Street LLC
Kingswood RT
Quit Claim Deed
related
—
Oct 14, 2004
$4,890,000
75-85 Main St Realty LLC
Watertown Main LLC
Grant Deed
$2,880,000 · Citizens Bank Of Ma
Jan 23, 2003
—
Watertown Main LLC
—
Deed Of Trust
related
$2,950,000 · Cambridgeport Savings Bank
Oct 2, 1997
$1,750,000
Watertown Mall LLC
Atlantic B&t Co
Grant Deed
—
Sep 30, 1997
$1,750,000
Watertown Main LLC
Atlantic B&t Co
Grant Deed
$1,400,000 · Atlantic Bk & Tr Co
Dec 27, 1989
$1,650,000
Hamilton Mgmnt Corp
Mcneil & Assocs INC
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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