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132 Turnpike Rd, Southborough, MA 01772
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Property summary
AI-generated overview
This three-story, 72,223-square-foot Class A office building in Southborough, MA's The Boroughs submarket offers a unique blend of medical and creative office space. Built in 2004 and extensively renovated in 2019, the property boasts 8 suites across one building, with 17,864 square feet currently available for lease. Situated on a picturesque 5-acre campus overlooking the Sudbury Reservoir, the building features high ceilings, large windows, prominent signage, a fitness center, secured access, and ample on-site parking (255 spaces). The property benefits from local ownership and on-site property management, including 24-hour on-call service. Tenants enjoy a strong co-tenant mix within the Reservoir Nine Office Park, and convenient access to a nearby retail center featuring various dining and shopping options, including Starbucks, Cold Stone Creamery, and more. One available space totals 4,166 square feet.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2004
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
71,634 SF
Lot
5 ac (217,931 SF)
Zoning code
BH
APN
SBOR M:037.0 B:0000 L:0028.0
UPID
US38-0955600
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Accounting Firm Tax Preparation
-
Financial Advisor
-
Engineer Corporate Office
-
Medical Clinic
-
Trucking Company
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$10.36M
Blend (final)
Blend
$9.83M
Owner & transaction history
since 2004
4 recorded transactions
Zoning & alternative use
BH · Southborough, MA
Zoning description
The purpose of this Business Highway district is to provide areas for commercial uses long the highways and nearby residents
General category
COMMERCIAL
Top alternative use upside
Restaurant
$13.5M
+38.7%
Retail stores
$11.2M
+15.4%
Auto repair, garage
$11.0M
+12.8%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 5 comparables with addresses
7 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$9.83M
Value range
$8.84M – $10.81M
±10% around blend
Estimated value / SF
$137 / SF
Confidence
High
5 county-verified comps
Property data
100
Market benchmarks
33
Comparable evidence
50
$8.84M
blend $9.83M
$10.81M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
71,634 SF
Lot area
5 ac
Year built
2004
Stories
3
APN
SBOR M:037.0 B:0000 L:0028.0
Zoning
BH
Assessed value
$8,432,700
Annual tax
$117,299
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$2.61M
Weighted, 5 comps · high confidence
Evidence
5 found · 5 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
6.5 mi away · 81,169 SF
18.0 mi away · 90,480 SF
22.9 mi away · 81,000 SF
23.1 mi away · 52,351 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$9.83M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 301 sales
$136
+1%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $137/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Restaurant
Gross theoretical uplift
+39%
vs current-use indication
Retail Stores
Auto Repair, Garage
Office Building · current use
Neighborhood: Shopping Center
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 5 sales
Market rates by use type
PDF export
Professional plan · 30 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$8.43M
Move the market yield to see immediate price impact.
Value / SF
$118
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$531k
$10.63M
$7.59M
$5.90M
$590k
$11.81M
$8.43M
$6.56M
$649k
$12.99M
$9.28M
$7.21M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
5 found
High confidence · county-verified
Closest comparable
$3.14M
4.8 mi · Sep 2025 · $40/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$117,299
Tax year 2024
Assessed value
$8,432,700
Assessed 2024
Previous assessed
$9,377,500
-10.1% YoY
Effective rate
1.39%
On assessed value
Assessed land
$1,699,800
Assessed improvement
$6,732,900
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING
Status
For Lease
Year built
2004
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
YES
Buildings
1
Stories
3
Units
1
Bathrooms
8
Total area
71,634 SF
Lot
5 ac (217,931 SF)
Zoning code
BH
APN
SBOR M:037.0 B:0000 L:0028.0
UPID
US38-0955600
Jurisdiction
SOUTHBOROUGH
Zoning & alternative use
BH · Southborough, MAZoning BH · permitted uses
BH · Southborough, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
The purpose of this Business Highway district is to provide areas for commercial uses long the highways and nearby residents
General category
COMMERCIAL
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
2004
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
Yes
Stories
3
Buildings
1
Units
1
Bathrooms
8
Lot
5 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
BH
COMMERCIAL
Jurisdiction
Southborough, MA
Recorded code
BH
Official district
BH
Official district profile
What the municipal code says about BH
Zoning description
The purpose of this Business Highway district is to provide areas for commercial uses long the highways and nearby residents
General category
COMMERCIAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for BH in Southborough, MA.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
Cited sourceThe exact document the profile quotes
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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