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Property profile & analytics
OFF-MARKET
Estimated value
$595,000
Retail space
118 Framingham Rd Southborough, MA 01772-1268
Entity Owned
Absentee Owner
Free & Clear
Property ID
US38-0682742
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1993
Construction
FRAME
Total area
3,450 SF
Lot
4.05 ac (176,418 SF)
Zoning code
RB
APN
SBOR M:075.0 B:0000 L:0038.0
UPID
US38-0682742
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
$785k
Comparable Approach
Comparable
$808k
Blend (final)
Blend
$595k
Owner & transaction history
CAPASSO REALTY CORP
CAPASSO REALTY CORP
Zoning & alternative use
RB · Southborough, 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 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%
$850,000
6.5%
$785,000
7%
$730,000
Alternative Use
Use
Estimation
RETAIL STORES
$540,000
Current use
AUTO REPAIR, GARAGE
$530,000
Change: -2% · Conversion: Difficult
OFFICE BUILDING
$470,000
Change: -13% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$435,000
Change: -20% · Conversion: Moderate
Blend value · Realmo final
$595k
Range $536k – $655k · ±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
$172 / 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
$8,138
Tax year 2024
Assessed value
$585,081
Assessed 2024
Previous assessed
$575,613
+1.6% YoY
Effective rate
1.39%
On assessed value
Assessed land
$284,681
Assessed improvement
$300,400
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1993
Construction
FRAME
Heating
FORCED AIR
Buildings
1
Stories
2
Units
1
Bathrooms
2
Total area
3,450 SF
Lot
4.05 ac (176,418 SF)
Zoning code
RB
APN
SBOR M:075.0 B:0000 L:0038.0
UPID
US38-0682742
Jurisdiction
SOUTHBOROUGH
Zoning & alternative use
RB · Southborough, MA
Zoning RB · permitted uses
RB · 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
RETAIL STORES Current
Est. value
$540,000
AUTO REPAIR, GARAGE
Est. value
$530,000
OFFICE BUILDING
Est. value
$470,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$435,000
RETAIL STORES Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
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
1993
Construction
FRAME
Heating
FORCED AIR
Stories
2
Buildings
1
Units
1
Bathrooms
2
Lot
4.05 ac
Current owner
From public records · entity-resolved
CAPASSO REALTY CORP
Entity
Free & Clear · 0 yrs held
Mailing address
49 LEXINGTON ST STE #1, NEWTON, MA 02465-1062
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
No recorded transactions
No recorded transactions found for this property.
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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