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Property profile & analytics
OFF-MARKET
Estimated value
$5,280,000
Office buildings
86 Ww St, Waltham, MA 02451-1110
Entity Owned
4-yr Hold
Free & Clear
Property ID
US38-0449941
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1960
Construction
STEEL FRAME
Total area
5,500 SF
Lot
0.46 ac (19,998 SF)
APN
WALT M:029 B:002 L:0007
UPID
US38-0449941
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
-
Amps Electric, Inc. Electrical Service General Contractor
-
B & V Testing Drug Testing Service
-
Baseline Management Group, LLC Electrical Service General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.03M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.28M
Owner & transaction history
King First West Owner LLC · 4 yrs held
King First West Owner LLC
since 2022
Last sale
$5.5M
7 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
$5,090,000
ML approach
$5,030,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$5.28M
Range $4.75M – $5.81M · ±10% · vs last sale $5.50M (Apr 20 2022)
Last sale anchor
$5.50M
Apr 20 2022
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
$960 / 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
$16,040
Tax year 2024
Assessed value
$774,500
Assessed 2024
Previous assessed
$774,500
+0.0% YoY
Effective rate
2.07%
On assessed value
Assessed land
$651,200
Assessed improvement
$123,300
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1960
Construction
STEEL FRAME
Heating
FORCED AIR
Buildings
1
Stories
1
Units
1
Bathrooms
2
Total area
5,500 SF
Lot
0.46 ac (19,998 SF)
APN
WALT M:029 B:002 L:0007
UPID
US38-0449941
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
Building & site characteristics
From public records
Year built
1960
Construction
STEEL FRAME
Heating
FORCED AIR
Stories
1
Buildings
1
Units
1
Bathrooms
2
Lot
0.46 ac
Current owner
From public records · entity-resolved
King First West Owner LLC
Entity
Free & Clear · 4 yrs held
Mailing address
800 BOYLSTON ST STE #2400, BOSTON, MA 02199-8160
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 20, 2022
$5,500,000
King First West Owner LLC
Atlantic Wal Lex 3 LLC
Quit Claim Arm's Length For Ne States
—
Jan 6, 2022
$2,700,000
Atlantic Wal Lex 3 LLC
86 West Street LLC
Quit Claim Arm's Length For Ne States
—
May 12, 2011
$1,250,000
86 West Street LLC
Merullo RT
Grant Deed
$1,067,000 · David Lupo
Dec 8, 2010
—
Merullo RT
—
Deed Of Trust
related
$400,000 · Middlesex Savings Bank
Nov 26, 2003
—
Merullo Realty Trust II
—
Deed Of Trust
related
$2,000,000 · Middlesex Savings Bank
Feb 27, 2002
—
RT 2 Merullo
—
Deed Of Trust
related
$800,000 · Watertown Savings Bank
Dec 24, 1997
—
Merullo RT
—
Deed Of Trust
related
$1,737,000 · Watertown Savings Bank
Jul 31, 1995
—
Merullo RT II
—
Deed Of Trust
related
$400,000 · Bankboston Development Co LLC
Mar 31, 1992
—
Merullo RT
—
Deed Of Trust
related
$750,000 · Guaranty First Trust Co
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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