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Property profile & analytics
OFF-MARKET
Estimated value
$44,390,000
Office buildings
880 Winter St, Waltham, MA 02451-1464
Entity Owned
6-yr Hold
Free & Clear
Property ID
US38-1474938
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1998
Construction
STEEL FRAME
Total area
224,892 SF
Lot
20.52 ac (893,886 SF)
APN
WALT M:009 B:002 L:0002
UPID
US38-1474938
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
-
ACI Worldwide (Bike/Boat/Book/etc) Store Corporate Office
-
Photys Therapeutics Corporate Office
-
RVAC Medicines Corporate Office
-
ChargePoint Charging Station Electric Vehicle Charging Station
-
ENSEM Therapeutics Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$56.98M
Comparable Approach
Comparable
$29.57M
Blend (final)
Blend
$44.39M
Owner & transaction history
Bxp Waltham Woods LLC · 6 yrs held
Bxp Waltham Woods LLC
since 2019
3 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%
$61,720,000
6.5%
$56,975,000
7%
$52,905,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$71,755,000
Current use
COMMERCIAL (GENERAL)
$65,370,000
Change: -9% · Conversion: Easy
RESTAURANT
$65,290,000
Change: -9% · Conversion: Moderate
AUTO REPAIR, GARAGE
$63,300,000
Change: -12% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$62,310,000
Change: -13% · Conversion: Difficult
RETAIL STORES
$60,625,000
Change: -16% · Conversion: Moderate
Blend value · Realmo final
$44.39M
Range $39.95M – $48.83M · ±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
$197 / 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
$1,210,027
Tax year 2024
Assessed value
$58,427,200
Assessed 2024
Previous assessed
$58,427,200
+0.0% YoY
Effective rate
2.07%
On assessed value
Assessed land
$21,152,800
Assessed improvement
$37,274,400
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
1998
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
3
Units
1
Bathrooms
16
Total area
224,892 SF
Lot
20.52 ac (893,886 SF)
APN
WALT M:009 B:002 L:0002
UPID
US38-1474938
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
OFFICE BUILDING Current
Est. value
$71.8M
COMMERCIAL (GENERAL)
Est. value
$65.4M
RESTAURANT
Est. value
$65.3M
AUTO REPAIR, GARAGE
Est. value
$63.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$62.3M
RETAIL STORES
Est. value
$60.6M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
RESTAURANT
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
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
1998
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
3
Buildings
1
Units
1
Bathrooms
16
Lot
20.52 ac
Current owner
From public records · entity-resolved
Bxp Waltham Woods LLC
Entity
Free & Clear · 6 yrs held
Mailing address
800 BOYLSTON ST STE #1900, BOSTON, MA 02199-8101
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 28, 2019
$59,000,000
Bxp Waltham Woods LLC
Waltham Winter Street 880
Quit Claim Deed
—
Apr 26, 2000
$58,700,000
Waltham Winter St. 880
880 Winter St LLC
Grant Deed
—
Feb 20, 1998
—
880 Winter St LLC
—
Deed Of Trust
related
$35,000,000 · Fleet National Bank
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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