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    153 Northboro Rd Southborough, MA 01772
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    Property profile & analytics

    153 Northboro Rd Southborough, MA 01772

    View on Map
    • Warehouses
    • 148,615 SF
    • 16.16 lot acres
    For Lease
    $1.00 SF/Yr
    View Listing →
    Southborough Warehouse Space Available For Lease
    $1.00 SF/Yr
    29,906 SF

    Southborough Warehouse Space Available

    Industrial warehouse space for lease in Southborough, Massachusetts.

    153 Northboro Rd, Southborough, MA
    View Listing
    Property ID
    US38-1089188
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • TOSS C3 / IT Consulting Firm / Tech Support Center
    • Dynamic Systems, Inc. / General Contractor / Construction Company
    • Capital Convention Contractors, Inc. / Construction Company / General Contractor
    • EXM USA Inc / Industrial Manufacturer / Production Facility
    • Cable Matters Inc / Electronics & Wireless Store

    Property Details for 153 Northboro Rd

    Year built
    1999
    Construction
    MASONRY/CONCRETE MASONRY UNITS (CMUS)
    Lot size
    16.16 lot acres
    Property size
    148,615 SF
    Zone code
    IP
    Property type
    Warehouses
    APN
    SBOR M:070.0 B:0000 L:0005.0
    APU
    SBORM0700B0000L00050

    Value Estimations

    based on Realmo’s proprietary methodology

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $16,816,000
      Market price range: $6.77M - $24.0M

    • Alternative Use

      Use
      Estimation
      WAREHOUSE, STORAGE
      $14,910,000
      Current use
      OFFICE BUILDING
      $20,210,000
      Change: +36% Conversion: Difficult
      NEIGHBORHOOD: SHOPPING CENTER
      $18,755,000
      Change: +26% Conversion: Moderate
      APARTMENT HOUSE (5+ UNITS)
      $17,830,000
      Change: +20% Conversion: Difficult
      COMMERCIAL (GENERAL)
      $16,355,000
      Change: +10% Conversion: Difficult

    Get a detailed, property-specific estimation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Southborough
    County
    Worcester
    State
    Massachusetts
    Longitude
    -71.5723
    Latitude
    42.3172
    CBSA code
    49340
    CBSA name
    WORCESTER, MA-CT METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2024
    $146,748
    $2,480,800
    $8,069,000
    $10,549,800
    -
    $0.00
    $0.00
    $0.00

    Comparable in this City

    • Value Estimation
      $4,265,000
      41,504 SF

      150 Cordaville Rd

      WAREHOUSE, STORAGE • 41,504 SF
      150 Cordaville Rd, Southborough, MA 01772-1847
      View Details
    • Value Estimation
      $14,905,000
      160,993 SF

      155 Northboro Rd

      WAREHOUSE, STORAGE • 160,993 SF
      155 Northboro Rd, Southborough, MA 01772-1033
      View Details
    • Value Estimation
      $34,890,000
      347,607 SF

      325 Tpke Rd

      WAREHOUSE, STORAGE • 347,607 SF
      325 Tpke Rd, Southborough, MA 01772-1708
      View Details
    • Value Estimation
      $2,255,000
      10,730 SF

      30 Southville Rd

      WAREHOUSE, STORAGE • 10,730 SF
      30 Southville Rd, Southborough, MA 01772-4026
      View Details
    • Value Estimation by Request
      12,998 SF

      21-23 Turnpike Rd

      Distribution properties • 12,998 SF
      21-23 Turnpike Rd, Southborough, MA 01772
      View Details
    • Value Estimation
      $14,925,000
      168,288 SF

      9 Crystal Pond Rd

      WAREHOUSE, STORAGE • 168,288 SF
      9 Crystal Pond Rd, Southborough, MA 01772-1758
      View Details

    Similar Nearby for Sale

    • Contact for pricing

      Route 9 Industrial Investment

      15,500 SF light industrial building on 3.81 acres.
      251 Turnpike Rd, Southborough, MA 01772
      View Details
    • Contact for pricing
      3,148 SF

      Route 9 Office Buildings

      Two standalone buildings with high-visibility signage on Route 9.
      71-73 Turnpike Rd, Southborough, MA 01772
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      Route 9 Commercial Land Parcels

      Two parcels on Route 9 approved for 40,000 SF building.
      241 Boston - Worcester Tpke, Southborough, MA 01772
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    • $1,299,000

      Southborough Land Near Town Commons

      Land near schools and town amenities in Southborough, Massachusetts.
      1 Sears Rd, Southborough, MA 01772
      View Details

    Similar Nearby for Lease

    • Contact for pricing
      166,604 SF

      Southborough Warehouse Space Available

      166,604 SF warehouse space available for lease.
      9 Crystal Pond Rd, Southborough, MA 01772
      View Details
    • Contact for pricing

      Flex, Industrial, and Office Space

      Flex, industrial, and office spaces available for lease.
      200 Turnpike Rd, Southborough, MA 01772
      View Details
    • Contact for pricing

      Southborough Warehouse Space for Lease

      Warehouse space with highway access and convenient amenities.
      21 Turnpike Rd, Southborough, MA 01772
      View Details
    • Contact for pricing
      29,906 SF

      Southborough Warehouse Space Available

      Industrial warehouse space for lease in Southborough, Massachusetts.
      153 Northboro Rd, Southborough, MA 01772
      View Details
    • Contact for pricing

      Available Warehouse Space

      166,604 SF of warehouse space available for lease.
      Southborough, MA 01772
      View Details
    • Contact for pricing
      192,018 SF

      Southborough Flex/Industrial Space Available

      Large flex/industrial property available for lease in Southborough, MA.
      32 Coslin Dr, Southborough, MA 01772
      View Details
    View Listing
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    Southborough, MA 01772
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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