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Property profile & analytics
OFF-MARKET
Estimated value
$510,000
Retail space
85 Warren St 91 Arlington, MA 02474-5235
Individually Owned
~
Est. High Equity
Property ID
US38-0313728
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1924
Construction
STEEL FRAME
Total area
2,902 SF
Lot
0.08 ac (3,411 SF)
Zoning code
B2
APN
ARLI M:042.0 B:0003 L:0006
UPID
US38-0313728
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
$335k
CAP Approach
CAP
$640k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$510k
Owner & transaction history
Pmcm
Pmcm
since 2026
3 recorded transactions
Zoning & alternative use
B2 · Arlington, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The Neighborhood Business District is intended for small retail and service establishments serving the needs of adjacent neighborhoods and oriented to pedestrian traffic, and mixed use buildings
Zone name
Neighborhood Business
General category
MIXED_USE
Zone area
16.91 ac
Source
Realmo
Top alternative use upside
Auto repair, garage
$815,000
+4.4%
Neighborhood: shopping center
$805,000
+2.8%
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 Arlington submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Arlington 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
$335,000
CAP Approach
CAP Return
Estimation
6%
$695,000
6.5%
$640,000
7%
$595,000
Alternative Use
Use
Estimation
RETAIL STORES
$780,000
Current use
AUTO REPAIR, GARAGE
$815,000
Change: +4% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$805,000
Change: +3% · Conversion: Moderate
COMMERCIAL (GENERAL)
$750,000
Change: -4% · Conversion: Easy
OFFICE BUILDING
$635,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$510k
Range $459k – $561k · ±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
$176 / 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
$9,650
Tax year 2024
Assessed value
$911,200
Assessed 2024
Previous assessed
$911,200
+0.0% YoY
Effective rate
1.06%
On assessed value
Assessed land
$525,400
Assessed improvement
$385,800
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1924
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
3
Bathrooms
3
Total area
2,902 SF
Lot
0.08 ac (3,411 SF)
Zoning code
B2
APN
ARLI M:042.0 B:0003 L:0006
UPID
US38-0313728
Jurisdiction
ARLINGTON
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
B2 · Arlington, MAZoning B2 · permitted uses
B2 · Arlington, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The Neighborhood Business District is intended for small retail and service establishments serving the needs of adjacent neighborhoods and oriented to pedestrian traffic, and mixed use buildings
Zone name
Neighborhood Business
General category
MIXED_USE
Zone area
16.91 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$780,000
AUTO REPAIR, GARAGE
Est. value
$815,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$805,000
COMMERCIAL (GENERAL)
Est. value
$750,000
OFFICE BUILDING
Est. value
$635,000
RETAIL STORES Current
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
COMMERCIAL (GENERAL)
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
1924
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
3
Bathrooms
3
Lot
0.08 ac
Current owner
From public records · entity-resolved
Pmcm
Individual
Mailing address
17 BYP RD, LINCOLN, MA 01773-1201
Ownership since
2026
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
Apr 29, 2026
$5,200,000
Pmcm
Poulos Theodore
Quitclaim Deed
$3,000,000 · Middlesex Federal Savings And Loan Association
Apr 29, 2026
—
Pmcm
—
Deed
related
$3,000,000 · Middlesex Federal Savings And Loan Association
Jan 22, 2018
—
Theodore Poulos
Poulos Trust
Quit Claim Deed
related
—
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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