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Property profile & analytics
OFF-MARKET
Estimated value
$1,570,000
Super regional malls
122 Tpke Rd Westborough, MA 01581-2854
Individually Owned
17-yr Hold
Free & Clear
Property ID
US38-0865243
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
1980
Construction
STEEL FRAME
Total area
12,445 SF
Lot
1.32 ac (57,499 SF)
Zoning code
BA
APN
WBOR M:0028 B:000223 L:0
UPID
US38-0865243
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
$2.10M
Blend (final)
Blend
$1.57M
Owner & transaction history
Village Plaza · 17 yrs held
Village Plaza
since 2009
7 recorded transactions
Zoning & alternative use
BA · Westborough, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.3M
+49.4%
Retail stores
$2.0M
+24.3%
Auto repair, garage
$1.9M
+21.6%
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 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
NEIGHBORHOOD: SHOPPING CENTER
$1,570,000
Current use
RESTAURANT
$2,345,000
Change: +49% · Conversion: Difficult
RETAIL STORES
$1,955,000
Change: +24% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,910,000
Change: +22% · Conversion: Difficult
OFFICE BUILDING
$1,690,000
Change: +8% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$1,495,000
Change: -5% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,370,000
Change: -13% · Conversion: Easy
Blend value · Realmo final
$1.57M
Range $1.41M – $1.73M · ±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
$126 / 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
$33,831
Tax year 2024
Assessed value
$2,061,600
Assessed 2024
Previous assessed
$2,061,600
+0.0% YoY
Effective rate
1.64%
On assessed value
Assessed land
$586,500
Assessed improvement
$1,475,100
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
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Status
Off-Market
Year built
1980
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
6
Bathrooms
6
Total area
12,445 SF
Lot
1.32 ac (57,499 SF)
Zoning code
BA
APN
WBOR M:0028 B:000223 L:0
UPID
US38-0865243
Jurisdiction
WESTBOROUGH
Zoning & alternative use
BA · Westborough, MA
Zoning BA · permitted uses
BA · 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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$1.6M
RESTAURANT
Est. value
$2.3M
RETAIL STORES
Est. value
$2.0M
AUTO REPAIR, GARAGE
Est. value
$1.9M
OFFICE BUILDING
Est. value
$1.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.5M
COMMERCIAL (GENERAL)
Est. value
$1.4M
NEIGHBORHOOD: SHOPPING CENTER Current
RESTAURANT
RETAIL STORES
AUTO REPAIR, GARAGE
OFFICE BUILDING
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
1980
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
6
Bathrooms
6
Lot
1.32 ac
Current owner
From public records · entity-resolved
Village Plaza
Individual
Free & Clear · 17 yrs held
Mailing address
875 WAVERLEY ST, FRAMINGHAM, MA 01702-6812
Ownership since
2009
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 12, 2020
—
D&m Village Plaza T
—
Deed
related
$875,000 · Mutualone Bank
Jun 7, 2019
—
D&m Village Plaza T
—
Deed
related
$2,066,000 · Mutualone Bank
May 1, 2009
$2,500,000
Village Plaza
Westboro Prop Advisor LLC
Grant Deed
—
May 1, 2009
—
Karpouzis,andrew D Tr
—
Deed Of Trust
related
$2,700,000 · Marlborough Savings Bank
Jan 7, 2008
$2,700,000
Westboro Prop Advisor LLC
Cardinal Enterprises LLC
Grant Deed
$2,160,000 · River Bank
Jan 25, 2001
$1,500,000
Cardinal Enterprises
Napoleon,charles K
Grant Deed
$1,400,000 · Zenon Grzybowski
Jan 10, 1990
—
Charles Napoleon
—
Deed Of Trust
related
$900,000 · Zuckerman Family Nomi
May 22, 1987
—
Charles K Napoleon
—
Deed Of Trust
related
$500,000 · Guaranty Bank
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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