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Property profile & analytics
OFF-MARKET
Estimated value
$9,685,000
Warehouses
111 Hayes Memorial Dr Marlborough, MA 01752-5803
Entity Owned
4-yr Hold
Free & Clear
Property ID
US38-1031941
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1965
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
59,600 SF
Lot
4.34 ac (189,050 SF)
APN
MARL M:110 B:010 L:000
UPID
US38-1031941
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
$9.58M
CAP Approach
CAP
$11.85M
Comparable Approach
Comparable
$13.26M
Blend (final)
Blend
$9.69M
Owner & transaction history
Bpaz Holdings 37 LLC · 4 yrs held
Bpaz Holdings 37 LLC
since 2021
Last sale
$9.9M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$16.1M
+85.3%
Apartment house (5+ units)
$13.7M
+58.4%
Commercial (general)
$12.8M
+47.6%
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 Marlborough submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Marlborough 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
$9,365,000
ML approach
$9,580,000
CAP Approach
CAP Return
Estimation
6%
$12,830,000
6.5%
$11,845,000
7%
$10,995,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$8,670,000
Current use
RETAIL STORES
$16,065,000
Change: +85% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$13,730,000
Change: +58% · Conversion: Difficult
COMMERCIAL (GENERAL)
$12,790,000
Change: +48% · Conversion: Difficult
Blend value · Realmo final
$9.69M
Range $8.72M – $10.65M · ±10% · vs last sale $9.90M (Oct 20 2021)
Last sale anchor
$9.90M
Oct 20 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
$163 / 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
$161,499
Tax year 2024
Assessed value
$9,144,900
Assessed 2024
Previous assessed
$9,144,900
+0.0% YoY
Effective rate
1.77%
On assessed value
Assessed land
$1,554,100
Assessed improvement
$7,590,800
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1965
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
1
Total area
59,600 SF
Lot
4.34 ac (189,050 SF)
APN
MARL M:110 B:010 L:000
UPID
US38-1031941
Jurisdiction
MARLBOROUGH
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$8.7M
RETAIL STORES
Est. value
$16.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$13.7M
COMMERCIAL (GENERAL)
Est. value
$12.8M
WAREHOUSE, STORAGE Current
RETAIL STORES
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
1965
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
1
Lot
4.34 ac
Current owner
From public records · entity-resolved
Bpaz Holdings 37 LLC
Entity
Free & Clear · 4 yrs held
Mailing address
1 SANSOME ST STE #1500, SAN FRANCISCO, CA 94104-4449
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 10, 2021
—
Bpaz Holdings 37 LLC
—
Deed
related
$5,850,000 · Bar Harbor Bank & Trust Co
Oct 20, 2021
$9,900,000
Bpaz Holdings 37 LLC
111 Hayes RT
Quit Claim Arm's Length For Ne States
—
Apr 8, 2019
—
111 Hayes RT
—
Deed
related
$4,450,000 · Middlesex Savings Bank
May 1, 2018
$5,450,000
111 Hayes RT
Blue Ash Realty LLC
Quit Claim Arm's Length For Ne States
$3,815,000 · Country Bank
Sep 25, 2001
$3,300,000
Blue Ash Realty LLC
Schumacher E Natick RT
Grant Deed
$1,500,000 · Metrowest Bank
Nov 9, 2000
—
E Natick RT Schumacher
—
Deed Of Trust
related
$2,250,000 · Citizens Bank Of Ma
May 12, 1998
—
E Natick RT Schumacher
—
Deed Of Trust
related
$1,500,000 · Citizens Bank Of Ma
Nov 7, 1997
—
Eat Natick Schumacher
—
Deed Of Trust
related
$1,350,000 · Hibernia Savings Bank
Jan 24, 1996
—
E Natick RT Schumacher
—
Deed Of Trust
related
$1,050,000 · Hibernia Savings Bank
Jan 5, 1989
$2,500,000
John W Gahan III
Nassif,david E
Grant Deed
$1,600,000 · Zenon Grzybowski
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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