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Property profile & analytics
OFF-MARKET
Estimated value
$1,300,000
Investment properties
76 School St, Watertown, MA 02472-4254
Individually Owned
2-yr Hold
Free & Clear
Property ID
US38-1792902
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1908
Construction
FRAME
Total area
4,995 SF
Lot
0.14 ac (6,011 SF)
Zoning code
NB
APN
WATE M:1033 B:0016 L:0085
UPID
US38-1792902
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
-
Arsenal Pizza Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.30M
CAP Approach
CAP
$1.27M
Comparable Approach
Comparable
$1.31M
Blend (final)
Blend
$1.30M
Owner & transaction history
Aristomenis Koufos · 2 yrs held
Aristomenis Koufos
since 2024
Last sale
$1.3M
3 recorded transactions
Zoning & alternative use
NB · 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
$1,300,000
ML approach
$1,300,000
CAP Approach
CAP Return
Estimation
6%
$1,375,000
6.5%
$1,270,000
7%
$1,175,000
Blend value · Realmo final
$1.30M
Range $1.17M – $1.43M · ±10% · vs last sale $1.30M (Jan 29 2024)
Last sale anchor
$1.30M
Jan 29 2024
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
$260 / 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
Assessed value
$1,013,400
Assessed 2024
Previous assessed
$983,900
+3.0% YoY
Assessed land
$484,600
Assessed improvement
$528,800
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1908
Construction
FRAME
Heating
STEAM
Cooling
YES
Buildings
1
Stories
2
Units
4
Rooms
10
Bathrooms
6
Total area
4,995 SF
Lot
0.14 ac (6,011 SF)
Zoning code
NB
APN
WATE M:1033 B:0016 L:0085
UPID
US38-1792902
Jurisdiction
WATERTOWN
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
NB · Watertown, MA
Zoning NB · permitted uses
NB · 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
1908
Construction
FRAME
Heating
STEAM
Cooling
Yes
Stories
2
Buildings
1
Units
4
Rooms
10
Bathrooms
6
Lot
0.14 ac
Current owner
From public records · entity-resolved
Aristomenis Koufos
Individual
Free & Clear · 2 yrs held
Mailing address
5 BELLEVUE TER, WATERTOWN, MA 02472-4908
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 29, 2024
—
Aristomenis Koufos
Ari Koufos
Quit Claim Deed
related
—
Dec 27, 2019
$1,300,000
Ari Koufos
Righellis George P Est
Personal Representative Deed
$780,000 · Watertown Savings Bank
Oct 4, 2000
$230,743
George P Righellis
76 RT
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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