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Property profile & analytics
OFF-MARKET
Estimated value
$580,000
Industrial properties
100 Otis St Ste 1, Northborough, MA 01532-2438
Trust Owned
9-yr Hold
Free & Clear
Property ID
US38-0855148
Property profile
Verified
Property type
Industrial properties
Use group
CONDOMINIUMS (INDUSTRIAL)
Year built
1988
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
6,480 SF
Zoning code
BS
APN
NBOR M:1050 L:0028-10
UPID
US38-0855148
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
by Request
Comparable Approach
Comparable
$630k
Blend (final)
Blend
$580k
Owner & transaction history
Chs Realty Trust · 9 yrs held
Chs Realty Trust
since 2017
4 recorded transactions
Zoning & alternative use
BS · Northborough, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$880,000
+69.9%
Neighborhood: shopping center
$820,000
+57.7%
Apartment house (5+ units)
$775,000
+49.9%
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 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
INDUSTRIAL (GENERAL)
$520,000
Current use
OFFICE BUILDING
$880,000
Change: +70% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$820,000
Change: +58% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$775,000
Change: +50% · Conversion: Difficult
COMMERCIAL (GENERAL)
$715,000
Change: +38% · Conversion: Difficult
Blend value · Realmo final
$580k
Range $522k – $638k · ±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
$90 / 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
$14,314
Tax year 2024
Assessed value
$1,002,400
Assessed 2024
Previous assessed
$1,002,400
+0.0% YoY
Effective rate
1.43%
On assessed value
Assessed improvement
$1,002,400
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
Industrial properties
Use group
CONDOMINIUMS (INDUSTRIAL)
Status
Off-Market
Year built
1988
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Buildings
1
Stories
2
Bathrooms
2
Total area
6,480 SF
Zoning code
BS
APN
NBOR M:1050 L:0028-10
UPID
US38-0855148
Jurisdiction
NORTHBOROUGH
Zoning & alternative use
BS · Northborough, MA
Zoning BS · permitted uses
BS · 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
INDUSTRIAL (GENERAL) Current
Est. value
$520,000
OFFICE BUILDING
Est. value
$880,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$820,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$775,000
COMMERCIAL (GENERAL)
Est. value
$715,000
INDUSTRIAL (GENERAL) Current
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
1988
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Stories
2
Buildings
1
Bathrooms
2
Current owner
From public records · entity-resolved
Chs Realty Trust
Trust
Free & Clear · 9 yrs held
Mailing address
314 WINTER ST, WESTON, MA 02493-1069
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 16, 2017
$545,000
Chs Realty Trust
Donnegan Trust
Condominium Deed
—
Sep 9, 1991
—
Donnegan RT
—
Deed Of Trust
related
$300,000 · Shawmut Bank Of Boston
Dec 2, 1987
—
Donnegan Rlty Trust
—
Deed Of Trust
related
$350,000 · Shawmut Mortgage
Nov 25, 1987
$448,800
Steven M Forman
Otis Law Grp Nom
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.
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