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Property profile & analytics
FOR LEASE
Commercial real estate
95 Sawyer Rd, Waltham, MA 02453
Individually Owned
26-yr Hold
Free & Clear
Property ID
US38-1774768
For Lease
1 / 2
$40 SF/Yr
95 Sawyer Rd, Waltham, MA 02453
View Listing →
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1988
Construction
STEEL FRAME
Total area
136,218 SF
Lot
5.71 ac (248,845 SF)
APN
WALT M:075 B:004 L:009A
UPID
US38-1774768
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
-
Logicalis (Bike/Boat/Book/etc) Store Corporate Office
-
Netcracker Technology Corporation (Bike/Boat/Book/etc) Store Corporate Office
-
Boston Properties Property Management Company
-
University Office Park Business Park
-
Tim Sullivan Lincoln Investment Financial Advisor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$34.58M
Comparable Approach
Comparable
$35.46M
Blend (final)
Blend
$30.04M
Owner & transaction history
3 University Off Pk · 26 yrs held
3 University Off Pk
since 1999
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$39.5M
+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 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%
$37,460,000
6.5%
$34,580,000
7%
$32,110,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$38,460,000
Current use
RESTAURANT
$39,545,000
Change: +3% · Conversion: Difficult
AUTO REPAIR, GARAGE
$38,340,000
Change: 0% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$37,740,000
Change: -2% · Conversion: Difficult
RETAIL STORES
$36,720,000
Change: -5% · Conversion: Easy
OFFICE BUILDING
$34,705,000
Change: -10% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$31,385,000
Change: -18% · Conversion: Moderate
Blend value · Realmo final
$30.04M
Range $27.04M – $33.04M · ±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
$221 / 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
$591,658
Tax year 2020
Assessed value
$28,944,200
Assessed 2024
Previous assessed
$28,944,200
+0.0% YoY
Effective rate
2.04%
On assessed value
Assessed land
$6,644,700
Assessed improvement
$22,299,500
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
For Lease
Year built
1988
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
2
Stories
6
Units
2
Bathrooms
14
Total area
136,218 SF
Lot
5.71 ac (248,845 SF)
APN
WALT M:075 B:004 L:009A
UPID
US38-1774768
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
COMMERCIAL (GENERAL) Current
Est. value
$38.5M
RESTAURANT
Est. value
$39.5M
AUTO REPAIR, GARAGE
Est. value
$38.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$37.7M
RETAIL STORES
Est. value
$36.7M
OFFICE BUILDING
Est. value
$34.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$31.4M
COMMERCIAL (GENERAL) Current
RESTAURANT
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
OFFICE BUILDING
APARTMENT HOUSE (5+ UNITS)
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
1988
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
6
Buildings
2
Units
2
Bathrooms
14
Lot
5.71 ac
Current owner
From public records · entity-resolved
3 University Off Pk
Individual
Free & Clear · 26 yrs held
Mailing address
33 BOYLSTON ST #3000, CHESTNUT HILL, MA 02467-1731
Ownership since
1999
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 26, 2021
—
Albany Rd Uop LLC
—
Deed
related
$43,000,000 · Truist Bank
Aug 26, 1999
$20,176,695
3 University Off Pk
I&g University INC
Grant Deed
—
Nov 14, 1996
—
I&g University INC
—
Deed Of Trust
related
$13,875,000 · Zuckerman Family Nomi
Jul 22, 1996
$12,313,000
I&g University INC
Conn General Life Ins
Grant 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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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