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Property profile & analytics
OFF-MARKET
Estimated value
$3,440,000
Office buildings
118 Tpke Rd Southborough, MA 01772-2130
Entity Owned
Free & Clear
Property ID
US38-0162315
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1989
Construction
CONCRETE
Total area
78,192 SF
Lot
3.5 ac (152,329 SF)
Zoning code
BH
APN
SBOR M:037.0 B:0118 L:0004.0
UPID
US38-0162315
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
-
FedEx Drop Box Postal Service Courier Service
-
Ferris Development Group LLC Real Estate Agency
-
Beehive Pros Commercial & Residential Services Construction Company General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.40M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.06M
Blend (final)
Blend
$3.44M
Owner & transaction history
Fd 118 Turnpike LLC
Fd 118 Turnpike LLC
since 2026
Last sale
$3.5M
7 recorded transactions
Zoning & alternative use
BH · 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
$3,425,000
ML approach
$3,395,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$3.44M
Range $3.10M – $3.78M · ±10% · vs last sale $3.48M (Nov 8 2021)
Last sale anchor
$3.48M
Nov 8 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
$44 / 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
$69,785
Tax year 2024
Assessed value
$5,016,900
Assessed 2024
Previous assessed
$4,933,000
+1.7% YoY
Effective rate
1.39%
On assessed value
Assessed land
$1,188,200
Assessed improvement
$3,828,700
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
1989
Construction
CONCRETE
Heating
CENTRAL
Cooling
YES
Buildings
1
Stories
3
Units
3
Bathrooms
6
Total area
78,192 SF
Lot
3.5 ac (152,329 SF)
Zoning code
BH
APN
SBOR M:037.0 B:0118 L:0004.0
UPID
US38-0162315
Jurisdiction
SOUTHBOROUGH
Zoning & alternative use
BH · Southborough, MA
Zoning BH · permitted uses
BH · 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.
Building & site characteristics
From public records
Year built
1989
Construction
CONCRETE
Heating
CENTRAL
Cooling
Yes
Stories
3
Buildings
1
Units
3
Bathrooms
6
Lot
3.5 ac
Current owner
From public records · entity-resolved
Fd 118 Turnpike LLC
Entity
Free & Clear · 0 yrs held
Mailing address
325 DONALD LYNCH BLVD #205, MARLBOROUGH, MA 01752-4724
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 24, 2026
—
Fd 118 Turnpike LLC
David M Ferris
Quitclaim Deed
related
—
Nov 8, 2021
$5,005,000
David M Ferris
Curo 118 Tpke Southboroug
Foreclosure
related
$9,120,000 · East Boston Savings Bank
Aug 24, 2020
$3,475,000
Fd 120 Turnpike LLC
Curo Southborough LLC
Quit Claim Arm's Length For Ne States
$7,753,177 · Reading Cooperative Bank
Aug 7, 2014
—
Curo 118 Tpke Southboroug
—
Grant Deed
related
$3,870,000 · Blue Hills Bk
Dec 5, 2013
$9,200,000
Curo Southborough LLC
Realty Associates Fund 6
Quit Claim Deed
related
$5,500,000 · Blue Hills Bank
Mar 16, 2012
$7,900,000
Jp Morgan Chase Bank NA
Turnpike Equity Partners
One Of Committee, Strict Foreclosure, Sheriff, Or Redemption Deeds
related
—
Dec 6, 2004
—
Tpke Equity Partners LLC
—
Deed Of Trust
related
$62,500,000 · Pnc Bank
Jul 3, 2002
—
118 Turnpike LP
—
Deed Of Trust
related
$7,624,000 · Banknorth NA
May 15, 2002
$11,700,000
Assoc Fund Vi Realty
W9 Tib Real Est LP
Grant Deed
related
—
Feb 7, 2000
—
118 Turnpike LP
—
Deed Of Trust
related
$1,073,503 · Metrowest Bank
Nov 20, 1998
—
118 Turnpike LP
—
Deed Of Trust
related
$5,773,900 · Metrowest Bank
Apr 9, 1993
$3,150,000
Insur Teachers
Corcoran Darman South
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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