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Property profile & analytics
OFF-MARKET
Estimated value
$1,170,000
Showrooms
154 Main St, Westborough, MA 01581-1768
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US38-0493937
Property profile
Verified
Property type
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Year built
1984
Construction
FRAME
Total area
14,733 SF
Lot
1.45 ac (63,162 SF)
Zoning code
BA
APN
WBOR M:0028 B:000059 L:0
UPID
US38-0493937
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.16M
Blend (final)
Blend
$1.17M
Owner & transaction history
Glacier Bay Property M · 8 yrs held
Glacier Bay Property M
since 2017
7 recorded transactions
Zoning & alternative use
BA · Westborough, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.9M
+14.7%
Apartment house (5+ units)
$1.8M
+9.0%
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 Westborough submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Westborough 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
COMMERCIAL (GENERAL)
$1,620,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,860,000
Change: +15% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$1,770,000
Change: +9% · Conversion: Moderate
WAREHOUSE, STORAGE
$1,480,000
Change: -9% · Conversion: Difficult
Blend value · Realmo final
$1.17M
Range $1.05M – $1.29M · ±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
$79 / 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
$28,767
Tax year 2024
Assessed value
$1,753,000
Assessed 2024
Previous assessed
$1,753,000
+0.0% YoY
Effective rate
1.64%
On assessed value
Assessed land
$579,800
Assessed improvement
$1,173,200
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Status
Off-Market
Year built
1984
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Units
6
Total area
14,733 SF
Lot
1.45 ac (63,162 SF)
Zoning code
BA
APN
WBOR M:0028 B:000059 L:0
UPID
US38-0493937
Jurisdiction
WESTBOROUGH
Zoning & alternative use
BA · Westborough, MA
Zoning BA · permitted uses
BA · Westborough, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Westborough. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.9M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.8M
WAREHOUSE, STORAGE
Est. value
$1.5M
COMMERCIAL (GENERAL) Current
NEIGHBORHOOD: SHOPPING CENTER
APARTMENT HOUSE (5+ UNITS)
WAREHOUSE, STORAGE
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
1984
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Units
6
Lot
1.45 ac
Current owner
From public records · entity-resolved
Glacier Bay Property M
Entity
Mailing address
PO BOX 7107, NASHUA, NH 03060-7107
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2017
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
Jul 23, 2025
—
Glacier Bay Prop Mgmt LLC
—
Deed
related
$5,040,000 · Td Bank NA
Aug 23, 2017
$1,710,000
Glacier Bay Property M
154 E Main Street Asso
Quit Claim Arm's Length For Ne States
$1,582,125 · Td Bank NA
Sep 19, 2002
—
154 E Main Street Assoc
—
Deed Of Trust
related
$869,000 · Westborough Savings
Jan 26, 1999
$126,126
Memorial Ventures INC
Fine,jeffrey R
Grant Deed
—
Jan 26, 1999
—
174 Main Street Assoc
—
Deed Of Trust
related
$930,000 · Flagship Bank & Trust
May 27, 1998
—
Jeffrey R Fine
—
Deed Of Trust
related
$100,000 · Flagship Bank & Trust
Jul 5, 1988
—
154 East Main St. Assoc
—
Deed Of Trust
related
$155,000 · Bank Of N E Worcester
Jul 17, 1987
—
Memorial Managed Prop
—
Deed Of Trust
related
$110,000 · Guaranty Bank
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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