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Property profile & analytics
OFF-MARKET
Estimated value
$3,520,000
Warehouses
15 Railroad Dr, Northborough, MA 01532-2055
Individually Owned
28-yr Hold
~
Est. High Equity
Property ID
US38-2493220
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1999
Total area
38,200 SF
Lot
4.48 ac (195,310 SF)
Zoning code
I
APN
NBOR M:0720 L:0008
UPID
US38-2493220
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
-
CMRK Inc Textile Manufacturer
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.22M
Blend (final)
Blend
$3.52M
Owner & transaction history
Fawaz Eklkhoury · 28 yrs held
Fawaz Eklkhoury
since 1998
7 recorded transactions
Zoning & alternative use
I · Northborough, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$5.9M
+52.9%
Office building
$5.2M
+35.5%
Neighborhood: shopping center
$4.8M
+25.8%
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 Northborough submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Northborough 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
WAREHOUSE, STORAGE
$3,835,000
Current use
AUTO REPAIR, GARAGE
$5,860,000
Change: +53% · Conversion: Easy
OFFICE BUILDING
$5,195,000
Change: +36% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$4,820,000
Change: +26% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$4,585,000
Change: +20% · Conversion: Difficult
COMMERCIAL (GENERAL)
$4,205,000
Change: +10% · Conversion: Difficult
Blend value · Realmo final
$3.52M
Range $3.17M – $3.87M · ±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
$92 / 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
$54,818
Tax year 2024
Assessed value
$3,838,800
Assessed 2024
Previous assessed
$3,838,800
+0.0% YoY
Effective rate
1.43%
On assessed value
Assessed land
$843,400
Assessed improvement
$2,995,400
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1999
Heating
SPACE
Cooling
YES
Buildings
1
Stories
1
Units
1
Bathrooms
2
Total area
38,200 SF
Lot
4.48 ac (195,310 SF)
Zoning code
I
APN
NBOR M:0720 L:0008
UPID
US38-2493220
Jurisdiction
NORTHBOROUGH
Zoning & alternative use
I · Northborough, MA
Zoning I · permitted uses
I · Northborough, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Northborough. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$3.8M
AUTO REPAIR, GARAGE
Est. value
$5.9M
OFFICE BUILDING
Est. value
$5.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.8M
APARTMENT HOUSE (5+ UNITS)
Est. value
$4.6M
COMMERCIAL (GENERAL)
Est. value
$4.2M
WAREHOUSE, STORAGE Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
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
Heating
SPACE
Cooling
Yes
Stories
1
Buildings
1
Units
1
Bathrooms
2
Lot
4.48 ac
Current owner
From public records · entity-resolved
Fawaz Eklkhoury
Individual
Mailing address
85 CARTER DR, FRAMINGHAM, MA 01701-3042
Ownership since
1998
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
Jan 5, 2021
—
Fawaz Elkhoury
—
Deed
related
$735,000 · Main Street Bank (ma)
Oct 9, 2018
—
Fawaz Elkhoury
—
Deed
related
$1,000,000 · Main Street Bank (ma)
Feb 1, 2012
—
Fawaz El Khoury
—
Deed Of Trust
related
$1 · Commerce Bank & Trust
Jun 4, 2009
—
Fawaz El Khoury
—
Deed Of Trust
related
$1,948,342 · Commerce Bank & Trust
Jun 24, 2003
—
Fawaz Elkoury
—
Deed Of Trust
related
$1,440,365 · Commerce Bank & Trust
Apr 28, 2003
—
Fawaz Elkhoury
—
Deed Of Trust
related
$1,440,000 · Banknorth NA
Nov 10, 1998
—
Fawaz El Khoury
—
Deed Of Trust
related
$750,000 · Commerce Bank & Trust
Mar 24, 1998
$225,000
Fawaz Eklkhoury
Ledle INC
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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