New search
Property profile & analytics
FOR LEASE
Office buildings
106 Southville Rd Southborough, MA 01772
Entity Owned
11-yr Hold
~
Est. High Equity
Property ID
US38-0212096
For Lease
1 / 10
$2,640/Mo
106 Southville Rd, Southborough, MA 01772
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2006
Construction
FRAME
Total area
10,629 SF
Lot
0.54 ac (23,392 SF)
Zoning code
BV
APN
SBOR M:004.0 B:0000 L:0038.0
UPID
US38-0212096
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
-
Hospitality Insurance Group - Liquor Liability Insurance Coverage Financial Advisor Insurance Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.18M
Blend (final)
Blend
$1.79M
Owner & transaction history
Hospitality Rlty Grp LLC · 11 yrs held
Hospitality Rlty Grp LLC
since 2014
5 recorded transactions
Zoning & alternative use
BV · Southborough, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.0M
+38.7%
Retail stores
$1.7M
+15.4%
Auto repair, garage
$1.6M
+12.8%
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 Southborough submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Southborough 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
OFFICE BUILDING
$1,445,000
Current use
RESTAURANT
$2,005,000
Change: +39% · Conversion: Moderate
RETAIL STORES
$1,670,000
Change: +15% · Conversion: Moderate
AUTO REPAIR, GARAGE
$1,630,000
Change: +13% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,340,000
Change: -7% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$1,275,000
Change: -12% · Conversion: Easy
COMMERCIAL (GENERAL)
$1,170,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$1.79M
Range $1.61M – $1.96M · ±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
$168 / 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
$24,653
Tax year 2024
Assessed value
$1,772,300
Assessed 2024
Previous assessed
$2,013,800
-12.0% YoY
Effective rate
1.39%
On assessed value
Assessed land
$264,500
Assessed improvement
$1,507,800
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
For Lease
Year built
2006
Construction
FRAME
Heating
CENTRAL
Cooling
YES
Buildings
1
Stories
2
Units
1
Bathrooms
9
Total area
10,629 SF
Lot
0.54 ac (23,392 SF)
Zoning code
BV
APN
SBOR M:004.0 B:0000 L:0038.0
UPID
US38-0212096
Jurisdiction
SOUTHBOROUGH
Zoning & alternative use
BV · Southborough, MA
Zoning BV · permitted uses
BV · Southborough, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Southborough. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.4M
RESTAURANT
Est. value
$2.0M
RETAIL STORES
Est. value
$1.7M
AUTO REPAIR, GARAGE
Est. value
$1.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.3M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.3M
COMMERCIAL (GENERAL)
Est. value
$1.2M
OFFICE BUILDING Current
RESTAURANT
RETAIL STORES
AUTO REPAIR, GARAGE
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
2006
Construction
FRAME
Heating
CENTRAL
Cooling
Yes
Stories
2
Buildings
1
Units
1
Bathrooms
9
Lot
0.54 ac
Current owner
From public records · entity-resolved
Hospitality Rlty Grp LLC
Entity
Mailing address
106 SOUTHVILLE RD, SOUTHBOROUGH, MA 01772-2082
Ownership since
2014
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
Oct 31, 2014
$2,150,000
Hospitality Rlty Grp LLC
Mastroianni,noreen E
Quit Claim Deed
—
Jun 13, 2014
—
Noreen E Mastroianni
—
Deed Of Trust
related
$4,050,000 · Enterprise Bank & Trust
Sep 19, 2011
$1
Noreen E Mastroianni
Mastroianni,paul
Grant Deed
related
—
Dec 3, 2009
$840,000
Paul Mastroianni
High-tech Re
Grant Deed
—
Apr 21, 2005
—
Tech Re High
—
Deed Of Trust
related
$1,462,500 · Salem Five Cents Savings Bank
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?”
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.
