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Property profile & analytics
OFF-MARKET
Estimated value
$555,000
Specialty properties
90 Lyman St, Waltham, MA 02452-5610
Entity Owned
6-yr Hold
Property ID
US38-2309964
Property profile
Verified
Property type
Specialty properties
Use group
CHARITABLE ORGANIZATION
Year built
1900
Construction
FRAME
Total area
3,593 SF
Lot
0.23 ac (10,045 SF)
Zoning code
1
APN
WALT M:052 B:014 L:0002
UPID
US38-2309964
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
by Request
Comparable Approach
Comparable
$581k
Blend (final)
Blend
$555k
Owner & transaction history
Beaverbrook Step INC · 6 yrs held
Beaverbrook Step INC
since 2019
7 recorded transactions
Zoning & alternative use
1 · Waltham, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$915,000
+24.5%
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 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
CLUBS, LODGES, PROFESSIONAL ASSOCIATIONS
$735,000
Current use
OFFICE BUILDING
$915,000
Change: +24% · Conversion: Difficult
Blend value · Realmo final
$555k
Range $500k – $611k · ±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
$154 / 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 2020Property tax & assessments
Tax year 2020
Tax billed
$8,281
Tax year 2020
Assessed value
$1,093,300
Assessed 2024
Previous assessed
$1,093,300
+0.0% YoY
Effective rate
0.76%
On assessed value
Assessed land
$384,400
Assessed improvement
$708,900
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
Specialty properties
Use group
CHARITABLE ORGANIZATION
Status
Off-Market
Year built
1900
Construction
FRAME
Heating
STEAM
Buildings
1
Stories
3
Units
1
Rooms
12
Bathrooms
3
Total area
3,593 SF
Lot
0.23 ac (10,045 SF)
Zoning code
1
APN
WALT M:052 B:014 L:0002
UPID
US38-2309964
Jurisdiction
WALTHAM
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
1 · Waltham, MA
Zoning 1 · permitted uses
1 · Waltham, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Waltham. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
CLUBS, LODGES, PROFESSIONAL ASSOCIATIONS Current
Est. value
$735,000
OFFICE BUILDING
Est. value
$915,000
CLUBS, LODGES, PROFESSIONAL ASSOCIATIONS Current
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
1900
Construction
FRAME
Heating
STEAM
Stories
3
Buildings
1
Units
1
Rooms
12
Bathrooms
3
Lot
0.23 ac
Current owner
From public records · entity-resolved
Beaverbrook Step INC
Entity
Mailing address
85 MAIN ST, WATERTOWN, MA 02472-4411
Mailing matches property
Yes
Owner-occupied
Yes
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 8, 2019
$835,000
Beaverbrook Step INC
Henryka Caplice Ret
Quit Claim Arm's Length For Ne States
$668,000 · Watertown Savings Bank
Apr 5, 2018
—
Caplice,henryka Trust
Caplice Family Trust
Quit Claim Deed
related
—
Mar 2, 2015
—
Caplice Family Trust
Caplice Richard & Henryka
Quit Claim Deed
related
—
Apr 26, 2010
—
Henryka Caplice
—
Deed Of Trust
related
$495,000 · Fairway Independent Mortgage
Nov 23, 2007
—
Henryka Caplice
—
Deed Of Trust
related
$60,000 · Bank Of America
Jul 11, 2007
$630,000
Henryka Caplice
Zammuto,john S
Grant Deed
$496,000 · Countrywide Bank
Sep 19, 2000
$373,000
John S Zammuto
Joseph J Zammuto T
Grant 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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