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Property profile & analytics
OFF-MARKET
Estimated value
$3,060,000
Office buildings
11 Main St Southborough, MA 01772-1661
Entity Owned
14-yr Hold
Free & Clear
Property ID
US38-1476194
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1972
Construction
FRAME
Total area
22,104 SF
Lot
1.6 ac (69,740 SF)
Zoning code
BV
APN
SBOR M:054.0 B:0000 L:0029.0
UPID
US38-1476194
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
-
Adam Robbins Dental Office
-
Padgett Advisors Tax Preparation
-
Wee Care For Little People Inc Daycare Center
-
Karen L. Madruga DMD Dental Office
-
Southborough Dental Associates: Zaterka Andrew P DDS Dental Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.02M
Blend (final)
Blend
$3.06M
Owner & transaction history
Richard A Hallisey LP · 14 yrs held
Richard A Hallisey LP
since 2012
1 recorded transaction
Zoning & alternative use
BV · Southborough, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$4.2M
+38.7%
Retail stores
$3.5M
+15.4%
Auto repair, garage
$3.4M
+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
$3,005,000
Current use
RESTAURANT
$4,165,000
Change: +39% · Conversion: Moderate
RETAIL STORES
$3,470,000
Change: +15% · Conversion: Moderate
AUTO REPAIR, GARAGE
$3,390,000
Change: +13% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$2,790,000
Change: -7% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$2,650,000
Change: -12% · Conversion: Easy
COMMERCIAL (GENERAL)
$2,435,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$3.06M
Range $2.75M – $3.37M · ±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
$138 / 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
$34,142
Tax year 2024
Assessed value
$2,454,500
Assessed 2024
Previous assessed
$2,515,400
-2.4% YoY
Effective rate
1.39%
On assessed value
Assessed land
$440,000
Assessed improvement
$2,014,500
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
Off-Market
Year built
1972
Construction
FRAME
Heating
CENTRAL
Cooling
YES
Buildings
1
Stories
2
Units
13
Bathrooms
14
Total area
22,104 SF
Lot
1.6 ac (69,740 SF)
Zoning code
BV
APN
SBOR M:054.0 B:0000 L:0029.0
UPID
US38-1476194
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
$3.0M
RESTAURANT
Est. value
$4.2M
RETAIL STORES
Est. value
$3.5M
AUTO REPAIR, GARAGE
Est. value
$3.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.8M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.7M
COMMERCIAL (GENERAL)
Est. value
$2.4M
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
1972
Construction
FRAME
Heating
CENTRAL
Cooling
Yes
Stories
2
Buildings
1
Units
13
Bathrooms
14
Lot
1.6 ac
Current owner
From public records · entity-resolved
Richard A Hallisey LP
Entity
Free & Clear · 14 yrs held
Mailing address
PO BOX 1492, WESTBOROUGH, MA 01581-6492
Ownership since
2012
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 5, 2012
$1
Richard A Hallisey LP
Southboro Dev RT
Grant Deed
related
—
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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