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Property profile & analytics
FOR LEASE
Warehouses
1 Beeman Rd, Northborough, MA 01532
Entity Owned
9-yr Hold
~
Est. High Equity
Property ID
US38-0216124
For Lease
$31,320,000
1 Beeman Rd, Northborough, MA 01532
View Listing →
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1983
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
325,390 SF
Lot
28.81 ac (1,254,946 SF)
Zoning code
I
APN
NBOR M:0710 L:0014
UPID
US38-0216124
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
-
Diamond Staffing Services Inc Employment Agency
-
FedEx Ground Trucking Company
-
O H & R Special Steels Co Factory Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$34.15M
Blend (final)
Blend
$31.32M
Owner & transaction history
Trea 1 Beeman Road LLC · 9 yrs held
Trea 1 Beeman Road LLC
since 2017
7 recorded transactions
Zoning & alternative use
I · Northborough, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$51.1M
+56.4%
Auto repair, garage
$49.9M
+52.9%
Office building
$44.2M
+35.5%
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 Northborough submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Northborough 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
WAREHOUSE, STORAGE
$32,645,000
Current use
RETAIL STORES
$51,055,000
Change: +56% · Conversion: Moderate
AUTO REPAIR, GARAGE
$49,920,000
Change: +53% · Conversion: Easy
OFFICE BUILDING
$44,245,000
Change: +36% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$41,065,000
Change: +26% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$39,040,000
Change: +20% · Conversion: Difficult
COMMERCIAL (GENERAL)
$35,810,000
Change: +10% · Conversion: Difficult
Blend value · Realmo final
$31.32M
Range $28.19M – $34.45M · ±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
$96 / 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
$580,760
Tax year 2024
Assessed value
$40,669,500
Assessed 2024
Previous assessed
$40,669,500
+0.0% YoY
Effective rate
1.43%
On assessed value
Assessed land
$6,902,200
Assessed improvement
$33,767,300
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
For Lease
Year built
1983
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Buildings
1
Stories
1
Units
1
Bathrooms
4
Total area
325,390 SF
Lot
28.81 ac (1,254,946 SF)
Zoning code
I
APN
NBOR M:0710 L:0014
UPID
US38-0216124
Jurisdiction
NORTHBOROUGH
Zoning & alternative use
I · Northborough, MA
Zoning I · permitted uses
I · Northborough, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Northborough. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$32.6M
RETAIL STORES
Est. value
$51.1M
AUTO REPAIR, GARAGE
Est. value
$49.9M
OFFICE BUILDING
Est. value
$44.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$41.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$39.0M
COMMERCIAL (GENERAL)
Est. value
$35.8M
WAREHOUSE, STORAGE Current
RETAIL STORES
AUTO REPAIR, GARAGE
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
APARTMENT HOUSE (5+ UNITS)
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
1983
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Stories
1
Buildings
1
Units
1
Bathrooms
4
Lot
28.81 ac
Current owner
From public records · entity-resolved
Trea 1 Beeman Road LLC
Entity
Mailing address
PO BOX 30428, CHARLOTTE, NC 28230-0428
Ownership since
2017
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
Apr 21, 2017
$33,350,000
Trea 1 Beeman Road LLC
Mm Ind Beeman Rd LLC
Quit Claim Deed
—
Mar 4, 2013
—
Mm Ind Beeman Road LLC
—
Deed Of Trust
related
$36,138,044 · Worth Funding INC
Mar 24, 2005
$21,433,716
Mm Indust Beeman Rd LLC
Champion 1 Industrial LLC
Grant Deed
—
Jan 30, 2004
$20,435,000
Champion 1 Industrial LLC
Lion Indrustrial T
Grant Deed
$77,000,000 · Ct General LLC
Jul 8, 2002
—
Crow Family Holding LP
—
Deed Of Trust
related
$54,220,000 · Connecticut Gen Life
Jul 29, 1999
$8,289,917
Crow Family Holdings L
South St Distrib Ass L
Grant Deed
related
—
Dec 20, 1996
$6,875,000
South Street Distrib
Tru Mass Properties In
Grant Deed
$2,400,000 · Zuckerman Family Nomi
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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