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Property profile & analytics
OFF-MARKET
Estimated value
$3,975,000
Individual retail properties
840 Winter St, Waltham, MA 02451-1433
Individually Owned
6-yr Hold
~
Est. High Equity
Property ID
US38-0820744
Property profile
Verified
Property type
Individual retail properties
Use group
GYM, HEALTH SPA
Year built
1999
Construction
STEEL FRAME
Total area
134,054 SF
Lot
12.6 ac (548,734 SF)
APN
WALT M:019 B:001 L:001A
UPID
US38-0820744
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
-
Mr. Jason Rand Physician
-
Lacerte Edward Physician
-
Mr. Stephen Wright Physician
-
John T. Hester, DPM Physician
-
Harrington William Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.98M
Owner & transaction history
Tfg Winter Street Prop · 6 yrs held
Tfg Winter Street Prop
since 2019
5 recorded transactions
Zoning & alternative use
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 Waltham submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Waltham 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
Alternative Use
Use
Estimation
GYM, HEALTH SPA
$5,085,000
Current use
Blend value · Realmo final
$3.98M
Range $3.58M – $4.37M · ±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
$30 / 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
$614,145
Tax year 2024
Assessed value
$29,654,500
Assessed 2024
Previous assessed
$29,654,500
+0.0% YoY
Effective rate
2.07%
On assessed value
Assessed land
$13,312,600
Assessed improvement
$16,341,900
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Lease
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
Individual retail properties
Use group
GYM, HEALTH SPA
Status
Off-Market
Year built
1999
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
3
Units
3
Bathrooms
18
Total area
134,054 SF
Lot
12.6 ac (548,734 SF)
APN
WALT M:019 B:001 L:001A
UPID
US38-0820744
Jurisdiction
WALTHAM
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
GYM, HEALTH SPA Current
Est. value
$5.1M
GYM, HEALTH SPA Current
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
1999
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
3
Buildings
1
Units
3
Bathrooms
18
Lot
12.6 ac
Current owner
From public records · entity-resolved
Tfg Winter Street Prop
Individual
Mailing address
PO BOX 847, CARLSBAD, CA 92018-0847
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 14, 2019
$32,100,000
Tfg Winter Street Prop
Dmp Healthpoint LLC
Quit Claim Deed
$25,878,000 · Rockland Tr
Jun 21, 2016
—
Dmp Health Point LLC
—
Deed
related
$18,800,000 · Citizens Bk/ma
May 18, 2006
$24,000,000
Dmp City Square LLC
Mass Wellness&fitness LLC
Grant Deed
$19,200,000 · Citigroup Global Markets
Apr 3, 1998
$5,100,000
Wellness Mass
Polaroid Corp
Grant Deed
—
—
—
Dmp Health Point LLC
—
Deed Of Trust
related
$18,800,000 · Citizens Bk/ma
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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