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Property profile & analytics
OFF-MARKET
Estimated value
$3,170,000
Industrial properties
117 Flanders Rd, Westborough, MA 01581-1042
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US38-0338560
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
1985
Construction
STEEL FRAME
Total area
50,482 SF
Lot
13.54 ac (589,802 SF)
Zoning code
IA
APN
WBOR M:0022 B:000025 L:0
UPID
US38-0338560
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
$3.32M
Blend (final)
Blend
$3.17M
Owner & transaction history
Westborough Flex LLC · 8 yrs held
Westborough Flex LLC
since 2018
5 recorded transactions
Zoning & alternative use
IA · Westborough, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Westborough submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Westborough 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)
$4,040,000
Current use
Blend value · Realmo final
$3.17M
Range $2.85M – $3.49M · ±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
$63 / 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
$56,836
Tax year 2024
Assessed value
$3,463,500
Assessed 2024
Previous assessed
$3,463,500
+0.0% YoY
Effective rate
1.64%
On assessed value
Assessed land
$1,276,400
Assessed improvement
$2,187,100
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
Off-Market
Year built
1985
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Units
2
Total area
50,482 SF
Lot
13.54 ac (589,802 SF)
Zoning code
IA
APN
WBOR M:0022 B:000025 L:0
UPID
US38-0338560
Jurisdiction
WESTBOROUGH
Zoning & alternative use
IA · Westborough, MA
Zoning IA · permitted uses
IA · Westborough, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Westborough. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$4.0M
INDUSTRIAL (GENERAL) Current
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
1985
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Units
2
Lot
13.54 ac
Current owner
From public records · entity-resolved
Westborough Flex LLC
Entity
Mailing address
85 MECHANIC ST, LEBANON, NH 03766-1537
Ownership since
2018
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
Aug 24, 2023
—
Westborough Flex LLC
—
Deed
related
$7,865,000 · Bar Harbor Bank & Trust Co
Mar 12, 2018
$9,850,000
Westborough Flex LLC
Stj Flanders Equity Ptnrs
Quit Claim Deed
related
$8,190,000 · Bar Harbor Bk&tr
Oct 18, 2010
$1
Stj Flanders Equity LLC
Westborough Equity LLC
Grant Deed
—
Jun 23, 2006
$11,200,000
Westborough Partners L
Ber Tech Flanders LLC
Deed
$9,999,999 · Merrill Lynch Capital
Aug 31, 1989
$5,300,000
Aetna Real Est Assoc
Crown Westborough
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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