New search
Property profile & analytics
OFF-MARKET
Estimated value
$3,925,000
Medical Office Space
1 Main St, Northborough, MA 01532-1662
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US38-1708230
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
2001
Total area
25,530 SF
Lot
2.24 ac (97,574 SF)
Zoning code
BE
APN
NBOR M:0530 L:0074
UPID
US38-1708230
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
-
Town Center Pediatrics Pediatrician Medical Clinic
-
ClearPath Financial Partners Financial Advisor
-
OMG Smiles: Northborough Dental Office
-
The Pediatric Dental Group Northborough Dental Office
-
Dr. Roberto Carvalho Dental Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.52M
CAP Approach
CAP
$5.50M
Comparable Approach
Comparable
$2.78M
Blend (final)
Blend
$3.93M
Owner & transaction history
Northborough E Main LLC · 5 yrs held
Northborough E Main LLC
since 2020
Last sale
$3.1M
5 recorded transactions
Zoning & alternative use
BE · Northborough, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$3.3M
+6.1%
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
$4,555,000
ML approach
$4,515,000
CAP Approach
CAP Return
Estimation
6%
$5,950,000
6.5%
$5,495,000
7%
$5,100,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$3,145,000
Current use
OFFICE BUILDING
$3,335,000
Change: +6% · Conversion: Easy
RESTAURANT
$3,115,000
Change: -1% · Conversion: Difficult
COMMERCIAL (GENERAL)
$3,015,000
Change: -4% · Conversion: Easy
RETAIL STORES
$2,600,000
Change: -17% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,520,000
Change: -20% · Conversion: Difficult
Blend value · Realmo final
$3.93M
Range $3.53M – $4.32M · ±10% · vs last sale $3.10M (Sep 4 2020)
Last sale anchor
$3.10M
Sep 4 2020
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 2024Property tax & assessments
Tax year 2024
Tax billed
$55,409
Tax year 2024
Assessed value
$3,880,200
Assessed 2024
Previous assessed
$3,880,200
+0.0% YoY
Effective rate
1.43%
On assessed value
Assessed land
$396,200
Assessed improvement
$3,484,000
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
2001
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
3
Units
10
Bathrooms
6
Total area
25,530 SF
Lot
2.24 ac (97,574 SF)
Zoning code
BE
APN
NBOR M:0530 L:0074
UPID
US38-1708230
Jurisdiction
NORTHBOROUGH
Zoning & alternative use
BE · Northborough, MA
Zoning BE · permitted uses
BE · 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
MEDICAL BUILDING Current
Est. value
$3.1M
OFFICE BUILDING
Est. value
$3.3M
RESTAURANT
Est. value
$3.1M
COMMERCIAL (GENERAL)
Est. value
$3.0M
RETAIL STORES
Est. value
$2.6M
AUTO REPAIR, GARAGE
Est. value
$2.5M
MEDICAL BUILDING Current
OFFICE BUILDING
RESTAURANT
COMMERCIAL (GENERAL)
RETAIL STORES
AUTO REPAIR, GARAGE
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
2001
Heating
FORCED AIR
Cooling
Yes
Stories
3
Buildings
1
Units
10
Bathrooms
6
Lot
2.24 ac
Current owner
From public records · entity-resolved
Northborough E Main LLC
Entity
Mailing address
PO BOX 1492, WESTBOROUGH, MA 01581-6492
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 4, 2020
$3,100,000
Northborough E Main LLC
Sugarloaf T
Quit Claim Arm's Length For Ne States
$2,480,000 · Cornerstone Bank
Feb 29, 2000
—
T Sugarloaf
—
Deed Of Trust
related
$2,475,000 · Middlesex Savings Bank
Jan 22, 1999
$340,000
T Sugarloaf
Mlp RT
Grant Deed
—
Oct 27, 1998
$66,666
Leonardo M Tomaiolo
Wc Liquidating T
Grant Deed
—
Jul 7, 1987
—
Paul I Powell
—
Deed Of Trust
related
$15,000 · Bankboston Development Co LLC
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 1 Main 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.
