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Property profile & analytics
OFF-MARKET
Estimated value
$13,725,000
Office buildings
144 Tpke Rd Southborough, MA 01772-2121
Entity Owned
7-yr Hold
~
Est. High Equity
Property ID
US38-0214186
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1999
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
98,576 SF
Lot
8.66 ac (377,186 SF)
Zoning code
BH
APN
SBOR M:037.0 B:0000 L:0002.0
UPID
US38-0214186
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
-
Murphy Edwards Goncalves & Ferrera, PC Tax Preparation
-
Beals + Thomas Engineering Consultant Civil Engineer
-
Strategic Benefit Advisors Inc Insurance Agency
-
Kenney & Sams, PC Law Firm
-
NanoDx, Inc. Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$14.93M
Blend (final)
Blend
$13.73M
Owner & transaction history
144 Turnpike Road LLC · 7 yrs held
144 Turnpike Road LLC
since 2018
5 recorded transactions
Zoning & alternative use
BH · Southborough, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The purpose of this Business Highway district is to provide areas for commercial uses long the highways and nearby residents
Zone name
Business Highway
General category
COMMERCIAL
Zone area
131.61 ac
Source
Realmo
Top alternative use upside
Restaurant
$18.6M
+38.7%
Retail stores
$15.5M
+15.4%
Auto repair, garage
$15.1M
+12.8%
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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$13,405,000
Current use
RESTAURANT
$18,585,000
Change: +39% · Conversion: Moderate
RETAIL STORES
$15,465,000
Change: +15% · Conversion: Moderate
AUTO REPAIR, GARAGE
$15,125,000
Change: +13% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$12,440,000
Change: -7% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$11,825,000
Change: -12% · Conversion: Easy
COMMERCIAL (GENERAL)
$10,850,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$13.73M
Range $12.35M – $15.10M · ±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
$139 / 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
$169,102
Tax year 2024
Assessed value
$12,156,900
Assessed 2024
Previous assessed
$13,191,300
-7.8% YoY
Effective rate
1.39%
On assessed value
Assessed land
$2,415,300
Assessed improvement
$9,741,600
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1999
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
YES
Buildings
1
Stories
3
Units
1
Bathrooms
18
Total area
98,576 SF
Lot
8.66 ac (377,186 SF)
Zoning code
BH
APN
SBOR M:037.0 B:0000 L:0002.0
UPID
US38-0214186
Jurisdiction
SOUTHBOROUGH
Zoning & alternative use
BH · Southborough, MAZoning BH · permitted uses
BH · Southborough, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The purpose of this Business Highway district is to provide areas for commercial uses long the highways and nearby residents
Zone name
Business Highway
General category
COMMERCIAL
Zone area
131.61 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$13.4M
RESTAURANT
Est. value
$18.6M
RETAIL STORES
Est. value
$15.5M
AUTO REPAIR, GARAGE
Est. value
$15.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$12.4M
APARTMENT HOUSE (5+ UNITS)
Est. value
$11.8M
COMMERCIAL (GENERAL)
Est. value
$10.9M
OFFICE BUILDING Current
RESTAURANT
RETAIL STORES
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
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
1999
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
Yes
Stories
3
Buildings
1
Units
1
Bathrooms
18
Lot
8.66 ac
Current owner
From public records · entity-resolved
144 Turnpike Road LLC
Entity
Mailing address
259 TPKE RD #100, SOUTHBOROUGH, MA 01772-1706
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 9, 2018
$14,385,000
144 Turnpike Road LLC
144 Turnpike Road Hldg
Quit Claim Arm's Length For Ne States
$11,500,000 · Digital FCU
Aug 2, 2018
$10,100,000
144 Turnpike Road Hldgs
Lnr Ptrs LLC|us Bk NA
Foreclosure
related
—
Oct 16, 2017
$10,100,000
144 Turnpike Road Hldgs
Us Bank NA Trust|lnr Partners LLC
Foreclosure
related
—
Aug 24, 2006
$18,100,000
Holdings Aa LP
Reservoir Corpora Ctr LLC
Grant Deed
—
Aug 14, 1998
$1,900,000
Reservoir Corp Center
Boston Worcester Tpke
Grant Deed
$11,400,000 · Worth Funding INC
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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