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Property profile & analytics
FOR LEASE
Office buildings
85 School St, Watertown, MA 02472
Entity Owned
10-yr Hold
~
Est. High Equity
Property ID
US38-1676895
For Lease
1 / 2
$2,980,000
85 School St, Watertown, MA 02472
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1946
Construction
FRAME
Total area
32,000 SF
Lot
0.65 ac (28,488 SF)
Zoning code
I-2
APN
WATE M:1211 B:0004A L:0000
UPID
US38-1676895
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
-
Markforged - Engineering Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.86M
Blend (final)
Blend
$2.98M
Owner & transaction history
Sdc Watertown Partners · 10 yrs held
Sdc Watertown Partners
since 2015
4 recorded transactions
Zoning & alternative use
I-2 · 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
$2.98M
Range $2.68M – $3.28M · ±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
$93 / 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
$126,245
Tax year 2024
Assessed value
$5,469,900
Assessed 2024
Previous assessed
$5,396,000
+1.4% YoY
Effective rate
2.31%
On assessed value
Assessed land
$1,128,800
Assessed improvement
$4,341,100
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
For Lease
Year built
1946
Construction
FRAME
Heating
STEAM
Cooling
YES
Buildings
1
Stories
1
Units
2
Bathrooms
8
Total area
32,000 SF
Lot
0.65 ac (28,488 SF)
Zoning code
I-2
APN
WATE M:1211 B:0004A L:0000
UPID
US38-1676895
Jurisdiction
WATERTOWN
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
I-2 · Watertown, MA
Zoning I-2 · permitted uses
I-2 · 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
1946
Construction
FRAME
Heating
STEAM
Cooling
Yes
Stories
1
Buildings
1
Units
2
Bathrooms
8
Lot
0.65 ac
Current owner
From public records · entity-resolved
Sdc Watertown Partners
Entity
Mailing address
150 E 58TH ST, NEW YORK, NY 10155-0002
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 27, 2021
—
Chapel Bus Partners LLC
—
Deed
related
$39,775,350 · Pccp Credit 10 Reit Su
Oct 21, 2015
$6,500,000
Sdc Watertown Partners
Religious Pt
Quit Claim Deed
related
$13,540,000 · Cambridge Svgs Bk
Nov 12, 2014
—
Religious Trust
Society Of Jesus New Eng
Quit Claim Deed
related
—
Sep 3, 2003
$4,410,000
Society Of Jesus Of Ne
United Electric Controls
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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