New search
Property profile & analytics
OFF-MARKET
Estimated value
$575,000
Office buildings
95 Water St, Williamstown, MA 01267-2848
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US38-1423677
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1750
Total area
3,180 SF
Lot
0.32 ac (13,939 SF)
Zoning code
VB
APN
WILL M:131.0 B:0043
UPID
US38-1423677
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
$680k
Comparable Approach
Comparable
$585k
Blend (final)
Blend
$575k
Owner & transaction history
Legend Interests INC · 8 yrs held
Legend Interests INC
since 2018
7 recorded transactions
Zoning & alternative use
VB · Williamstown, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$455,000
+2.9%
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 Williamstown submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Williamstown 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%
$735,000
6.5%
$680,000
7%
$630,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$445,000
Current use
RETAIL STORES
$455,000
Change: +3% · Conversion: Moderate
AUTO REPAIR, GARAGE
$415,000
Change: -7% · Conversion: Difficult
COMMERCIAL (GENERAL)
$395,000
Change: -11% · Conversion: Easy
Blend value · Realmo final
$575k
Range $518k – $633k · ±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
$181 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$6,888
Tax year 2023
Assessed value
$426,000
Assessed 2023
Previous assessed
$426,000
+0.0% YoY
Effective rate
1.62%
On assessed value
Assessed land
$68,500
Assessed improvement
$357,500
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1750
Heating
NONE
Buildings
1
Stories
2
Total area
3,180 SF
Lot
0.32 ac (13,939 SF)
Zoning code
VB
APN
WILL M:131.0 B:0043
UPID
US38-1423677
Jurisdiction
WILLIAMSTOWN
Zoning & alternative use
VB · Williamstown, MA
Zoning VB · permitted uses
VB · Williamstown, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Williamstown. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$445,000
RETAIL STORES
Est. value
$455,000
AUTO REPAIR, GARAGE
Est. value
$415,000
COMMERCIAL (GENERAL)
Est. value
$395,000
OFFICE BUILDING Current
RETAIL STORES
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
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
1750
Heating
NONE
Stories
2
Buildings
1
Lot
0.32 ac
Current owner
From public records · entity-resolved
Legend Interests INC
Entity
Mailing address
95 WATER ST, WILLIAMSTOWN, MA 01267-2848
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 22, 2018
$690,000
Legend Interests INC
95 Water Street LP
Quit Claim Deed
—
Feb 4, 2009
$1
95 Water Street LP
Umlauf,john N
Grant Deed
—
Feb 4, 2009
$197,500
John N Umlauf
Dunn,kathleen
Grant Deed
—
Feb 4, 2009
—
95 Water Street LP
—
Grant Deed
related
$286,000 · Greylock FCU
Jul 8, 1999
—
John N Umlauf
—
Deed Of Trust
related
$245,000 · Williamstown Savings Bank
Sep 30, 1997
$312,000
John N Umlauf
Grinnell,bruce D
Grant Deed
$249,600 · Williamstown Savings Bank
Feb 16, 1995
—
Bruce D Grinnell
—
Deed Of Trust
related
$150,000 · Williamstown Savings Bank
Nov 29, 1991
—
Bruce D Grinnell
—
Deed Of Trust
related
$142,000 · Fleet National Bank
Oct 25, 1991
—
Bruce D Grinnell
—
Deed Of Trust
related
$140,000 · Fleet National Bank
—
—
Water Street LP|umlauf Joh 95
—
Deed Of Trust
related
$100,000 · Greylock FCU
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?”
You own 95 Water St?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
