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Property profile & analytics
OFF-MARKET
Estimated value
$665,000
Investment properties
10 Old Flanders Rd, Westborough, MA 01581-1024
Entity Owned
8-yr Hold
Property ID
US38-0749227
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1770
Construction
FRAME
Total area
5,430 SF
Lot
1.03 ac (44,723 SF)
Zoning code
IB
APN
WBOR M:0024 B:000018 L:0
UPID
US38-0749227
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
$755k
Comparable Approach
Comparable
$640k
Blend (final)
Blend
$665k
Owner & transaction history
Shaneryan LLC · 8 yrs held
Shaneryan LLC
since 2017
7 recorded transactions
Zoning & alternative use
IB · Westborough, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.0M
+71.3%
Retail stores
$850,000
+42.6%
Auto repair, garage
$835,000
+39.4%
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 Westborough submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Westborough 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%
$815,000
6.5%
$755,000
7%
$700,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$600,000
Current use
RESTAURANT
$1,025,000
Change: +71% · Conversion: Difficult
RETAIL STORES
$850,000
Change: +43% · Conversion: Easy
AUTO REPAIR, GARAGE
$835,000
Change: +39% · Conversion: Difficult
OFFICE BUILDING
$740,000
Change: +24% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$685,000
Change: +15% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$650,000
Change: +9% · Conversion: Moderate
WAREHOUSE, STORAGE
$545,000
Change: -9% · Conversion: Difficult
Blend value · Realmo final
$665k
Range $599k – $732k · ±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
$122 / 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
$15,852
Tax year 2024
Assessed value
$966,000
Assessed 2024
Previous assessed
$966,000
+0.0% YoY
Effective rate
1.64%
On assessed value
Assessed land
$286,600
Assessed improvement
$679,400
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1770
Construction
FRAME
Heating
HOT WATER
Buildings
1
Stories
2
Units
3
Rooms
12
Bathrooms
6
Total area
5,430 SF
Lot
1.03 ac (44,723 SF)
Zoning code
IB
APN
WBOR M:0024 B:000018 L:0
UPID
US38-0749227
Jurisdiction
WESTBOROUGH
Zoning & alternative use
IB · Westborough, MA
Zoning IB · permitted uses
IB · Westborough, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Westborough. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$600,000
RESTAURANT
Est. value
$1.0M
RETAIL STORES
Est. value
$850,000
AUTO REPAIR, GARAGE
Est. value
$835,000
OFFICE BUILDING
Est. value
$740,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$685,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$650,000
WAREHOUSE, STORAGE
Est. value
$545,000
COMMERCIAL (GENERAL) Current
RESTAURANT
RETAIL STORES
AUTO REPAIR, GARAGE
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
APARTMENT HOUSE (5+ UNITS)
WAREHOUSE, STORAGE
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
1770
Construction
FRAME
Heating
HOT WATER
Stories
2
Buildings
1
Units
3
Rooms
12
Bathrooms
6
Lot
1.03 ac
Current owner
From public records · entity-resolved
Shaneryan LLC
Entity
Mailing address
10 OLD FLANDERS RD, WESTBOROUGH, MA 01581-1024
Mailing matches property
Yes
Owner-occupied
Yes
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
Jul 9, 2021
—
Shaneryan LLC
—
Deed
related
$355,000 · New England Certified Development Corp
May 3, 2021
—
Shaneryan LLC
—
Deed
related
$342,345 · Santander Bank NA
Aug 3, 2017
$800,000
Shaneryan LLC
Gomes,catherine D & Lawrence J
Quit Claim Deed
$720,000 · Lawrence J Gomes
Jul 5, 2007
$1
Rocklawn Realty Corp
Gomes,catherine D
Grant Deed
—
Jul 16, 2004
—
Catherine D Gomes
—
Deed Of Trust
related
$110,000 · Citizens Bank Of Ma
Aug 9, 2002
—
Lawrence J Gomes
—
Deed Of Trust
related
$110,000 · American Express Centurion Bk
Jul 19, 2002
—
Catherine D Gomes
—
Deed Of Trust
related
$100,000 · St Mary Cu
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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