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Property profile & analytics
OFF-MARKET
Estimated value
$16,430,000
Industrial properties
85 Walnut St, Watertown, MA 02472-4061
Individually Owned
5-yr Hold
Free & Clear
Property ID
US38-1154836
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
1930
Construction
STEEL FRAME
Total area
88,780 SF
Lot
4.93 ac (214,533 SF)
Zoning code
I-3
APN
WATE M:1036 B:0001A L:0000
UPID
US38-1154836
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
by Request
CAP Approach
CAP
$14.53M
Comparable Approach
Comparable
$13.63M
Blend (final)
Blend
$16.43M
Owner & transaction history
Bp 3 Bos 4 85 Walnut St. · 5 yrs held
Bp 3 Bos 4 85 Walnut St.
since 2020
Last sale
$17.5M
2 recorded transactions
Zoning & alternative use
I-3 · Watertown, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$25.8M
+89.1%
Auto repair, garage
$25.0M
+83.4%
Neighborhood: shopping center
$24.6M
+80.5%
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
$18,995,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$15,740,000
6.5%
$14,530,000
7%
$13,490,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$13,630,000
Current use
RESTAURANT
$25,775,000
Change: +89% · Conversion: Difficult
AUTO REPAIR, GARAGE
$24,990,000
Change: +83% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$24,600,000
Change: +81% · Conversion: Difficult
RETAIL STORES
$23,935,000
Change: +76% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$20,455,000
Change: +50% · Conversion: Difficult
OFFICE BUILDING
$19,430,000
Change: +43% · Conversion: Difficult
Blend value · Realmo final
$16.43M
Range $14.79M – $18.07M · ±10% · vs last sale $17.50M (Dec 30 2020)
Last sale anchor
$17.50M
Dec 30 2020
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
$185 / 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 2022Property tax & assessments
Tax year 2022
Tax billed
$543,981
Tax year 2022
Previous assessed
$75,092,900
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
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
Off-Market
Year built
1930
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
2
Stories
3
Units
1
Bathrooms
8
Total area
88,780 SF
Lot
4.93 ac (214,533 SF)
Zoning code
I-3
APN
WATE M:1036 B:0001A L:0000
UPID
US38-1154836
Jurisdiction
WATERTOWN
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
I-3 · Watertown, MA
Zoning I-3 · permitted uses
I-3 · 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
INDUSTRIAL (GENERAL) Current
Est. value
$13.6M
RESTAURANT
Est. value
$25.8M
AUTO REPAIR, GARAGE
Est. value
$25.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$24.6M
RETAIL STORES
Est. value
$23.9M
APARTMENT HOUSE (5+ UNITS)
Est. value
$20.5M
OFFICE BUILDING
Est. value
$19.4M
INDUSTRIAL (GENERAL) Current
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
1930
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
3
Buildings
2
Units
1
Bathrooms
8
Lot
4.93 ac
Current owner
From public records · entity-resolved
Bp 3 Bos 4 85 Walnut St.
Individual
Free & Clear · 5 yrs held
Mailing address
4380 LA JOLLA VLG DR, SAN DIEGO, CA 92122-1200
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 30, 2020
$46,152,500
Bp 3 Bos 4 85 Walnut St.
10-85 Walnut Owner LLC
Quit Claim Deed
—
Oct 4, 2018
$17,500,000
10-85 Walnut Owner LLC
Doble Engineering Co
Quit Claim 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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