Entity Owned Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1996
Construction
FRAME
Total area
3,042 SF
Lot
1.57 ac (68,202 SF)
Zoning code
BA
APN
WBOR M:0034 B:000174 L:0
UPID
US38-1267627
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
-
Alternative Medicine Practice Spa & Massage Center
-
(Bike/Boat/Book/etc) Store Alternative Medicine Practice
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$370k
CAP Approach
CAP
$690k
Comparable Approach
Comparable
$595k
Blend (final)
Blend
$610k
Owner & transaction history
since 2023
1 recorded transaction
Zoning & alternative use
BA · Westborough, MA
Zoning description
. The provisions of § 4.2B (Split lots) shall not apply. The SLO shall not apply to any parcel of land located within a Highway Business (BA) District. E. Permitted uses. Independent senior housing, senior living facilit…
General category
COMMERCIAL
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.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 9 comparables with addresses
4 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$610k
Value range
$549k – $671k
±10% around blend
Estimated value / SF
$201 / SF
Confidence
High
9 county-verified comps
Property data
100
Market benchmarks
33
Comparable evidence
90
$549k
blend $610k
$671k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
3,042 SF
Lot area
1.57 ac
Year built
1996
Stories
1
APN
WBOR M:0034 B:000174 L:0
Zoning
BA
Assessed value
$836,700
Annual tax
$13,730
3
Income approach: direct capitalization
Partial preview
Income approach indication
$690k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$750k
@ 6.5% CAP return
$690k
@ 7% CAP return
$645k
4
Sales comparison
Partial preview
Sales approach indication
$1.12M
Weighted, 9 comps · high confidence
Evidence
9 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
14.7 mi away · 3,455 SF
14.8 mi away · 3,332 SF
15.7 mi away · 2,289 SF
17.6 mi away · 2,508 SF
19.4 mi away · 2,624 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$610k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 292 sales
$157
+28%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $201/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
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: income and sales evidence cover the value conclusion.
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.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 9 sales
Market rates by use type
PDF export
Analytics Standard · 5 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$837k
Move the market yield to see immediate price impact.
Value / SF
$275
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%
$53k
$1.05M
$753k
$586k
$59k
$1.17M
$837k
$651k
$64k
$1.29M
$920k
$716k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
9 found
High confidence · county-verified
Closest comparable
$800k
12.4 mi · Apr 2026 · $333/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$13,730
Tax year 2024
Assessed value
$836,700
Assessed 2024
Previous assessed
$836,700
+0.0% YoY
Effective rate
1.64%
On assessed value
Assessed land
$347,800
Assessed improvement
$488,900
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1996
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
3
Bathrooms
3
Total area
3,042 SF
Lot
1.57 ac (68,202 SF)
Zoning code
BA
APN
WBOR M:0034 B:000174 L:0
UPID
US38-1267627
Jurisdiction
WESTBOROUGH
Zoning & alternative use
BA · Westborough, MAZoning BA · permitted uses
BA · Westborough, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
. The provisions of § 4.2B (Split lots) shall not apply. The SLO shall not apply to any parcel of land located within a Highway Business (BA) District. E. Permitted uses. Independent senior housing, senior living facilit…
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
1996
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
3
Bathrooms
3
Lot
1.57 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
BA
COMMERCIAL
Jurisdiction
Westborough, MA
Recorded code
BA
Official district
BA
Official district profile
What the municipal code says about BA
Zoning description
. The provisions of § 4.2B (Split lots) shall not apply. The SLO shall not apply to any parcel of land located within a Highway Business (BA) District. E. Permitted uses. Independent senior housing, senior living facilit…
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 BA in Westborough, MA.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
2 official documentsVerified municipal sources with file download
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.
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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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