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Property profile & analytics
FOR LEASE
Office buildings
1085 Worcester St, Natick, MA 01760
Entity Owned
4-yr Hold
Free & Clear
Property ID
US38-0585127
For Lease
1 / 2
$18 SF/Yr
1085 Worcester St, Natick, MA 01760
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Property summary
AI-generated overview
1085 Worcester Street in Natick, Massachusetts offers exceptional executive office space in a Class A building. This two-story building totals 9,100 square feet and sits on a 0.81-acre lot, conveniently located on the westbound side of Route 9, providing easy access to major roadways including the Mass Pike, Route 128, and I-495. The property boasts ample parking with 42 spaces available. Currently, 4,800 square feet of office space is vacant, divisible into units ranging from a minimum of 2,200 square feet to a maximum contiguous space of 2,600 square feet. The building features 480/208 Volts, 200 Amps, 3-phase power. The property is zoned Industrial 2 and underwent renovations in 1988. Its ideal location in the heart of Metrowest makes it a highly desirable location for businesses seeking convenient access to major transportation routes and a thriving business community. This is a multi-tenant building offering a flexible and adaptable workspace. The property is situated in Middlesex County, MA, zip code 01760.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1956
Construction
CONCRETE
Total area
9,017 SF
Lot
0.81 ac (35,401 SF)
Zoning code
INII
APN
NATI M:00000025 P:0000252A
UPID
US38-0585127
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
-
Brilliant Lighting Inc (Bike/Boat/Book/etc) Store Hardware & Home Improvement
-
WebReply Advertising Agency Marketing & Advertising
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.66M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.61M
Blend (final)
Blend
$1.69M
Owner & transaction history
135 Seaport LLC · 4 yrs held
135 Seaport LLC
since 2021
Last sale
$1.8M
4 recorded transactions
Zoning & alternative use
INII · Natick, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.6M
+51.1%
Auto repair, garage
$2.5M
+46.4%
Neighborhood: shopping center
$2.5M
+44.2%
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 Natick submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Natick 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
$1,630,000
ML approach
$1,655,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,735,000
Current use
RESTAURANT
$2,620,000
Change: +51% · Conversion: Moderate
AUTO REPAIR, GARAGE
$2,540,000
Change: +46% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$2,500,000
Change: +44% · Conversion: Difficult
RETAIL STORES
$2,430,000
Change: +40% · Conversion: Moderate
COMMERCIAL (GENERAL)
$2,330,000
Change: +34% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$2,080,000
Change: +20% · Conversion: Easy
Blend value · Realmo final
$1.69M
Range $1.52M – $1.86M · ±10% · vs last sale $1.78M (Sep 24 2021)
Last sale anchor
$1.78M
Sep 24 2021
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
$187 / 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
$17,246
Tax year 2024
Assessed value
$1,406,700
Assessed 2024
Previous assessed
$1,406,700
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$1,074,200
Assessed improvement
$332,500
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
1956
Construction
CONCRETE
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
4
Rooms
2
Total area
9,017 SF
Lot
0.81 ac (35,401 SF)
Zoning code
INII
APN
NATI M:00000025 P:0000252A
UPID
US38-0585127
Jurisdiction
NATICK
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
INII · Natick, MA
Zoning INII · permitted uses
INII · Natick, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Natick. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.7M
RESTAURANT
Est. value
$2.6M
AUTO REPAIR, GARAGE
Est. value
$2.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.5M
RETAIL STORES
Est. value
$2.4M
COMMERCIAL (GENERAL)
Est. value
$2.3M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.1M
OFFICE BUILDING Current
RESTAURANT
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
COMMERCIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
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
1956
Construction
CONCRETE
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
4
Rooms
2
Lot
0.81 ac
Current owner
From public records · entity-resolved
135 Seaport LLC
Entity
Free & Clear · 4 yrs held
Mailing address
23445 N 19TH AVE, PHOENIX, AZ 85027-1347
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2021
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
Sep 24, 2021
$1,775,000
135 Seaport LLC
Boston Seaport M1&2 Land
Condominium Deed
—
Jan 7, 2019
—
Exponent INC
1085 Worcester Road
Quit Claim Deed
related
—
May 26, 1999
—
W Holmes T Robert
—
Deed Of Trust
related
$400,000 · Boston Mutual Life Insurance
Apr 30, 1987
—
Robert W Holmes
—
Deed Of Trust
related
$180,000 · 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.
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