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Property profile & analytics
OFF-MARKET
Estimated value
$5,445,000
Manufacturing properties
155 Flanders Rd, Westborough, MA 01581-1032
Trust Owned
31-yr Hold
Free & Clear
Property ID
US38-0464994
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1981
Construction
STEEL FRAME
Total area
93,629 SF
Lot
7.18 ac (312,761 SF)
Zoning code
IA
APN
WBOR M:0030 B:000024 L:0
UPID
US38-0464994
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
$5.68M
Blend (final)
Blend
$5.45M
Owner & transaction history
Walkup Trust · 31 yrs held
Walkup Trust
since 1994
6 recorded transactions
Zoning & alternative use
IA · Westborough, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
INDUSTRIAL (GENERAL)
$7,495,000
Current use
Blend value · Realmo final
$5.45M
Range $4.90M – $5.99M · ±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
$58 / 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
$97,183
Tax year 2024
Assessed value
$5,922,200
Assessed 2024
Previous assessed
$5,922,200
+0.0% YoY
Effective rate
1.64%
On assessed value
Assessed land
$1,509,900
Assessed improvement
$4,412,300
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1981
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
1
Bathrooms
19
Total area
93,629 SF
Lot
7.18 ac (312,761 SF)
Zoning code
IA
APN
WBOR M:0030 B:000024 L:0
UPID
US38-0464994
Jurisdiction
WESTBOROUGH
Zoning & alternative use
IA · Westborough, MA
Zoning IA · permitted uses
IA · 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
INDUSTRIAL (GENERAL) Current
Est. value
$7.5M
INDUSTRIAL (GENERAL) Current
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
1981
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
1
Bathrooms
19
Lot
7.18 ac
Current owner
From public records · entity-resolved
Walkup Trust
Trust
Free & Clear · 31 yrs held
Mailing address
116 FLANDERS RD STE #2000, WESTBOROUGH, MA 01581-1072
Ownership since
1994
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 24, 2020
—
Flanders 155 LLC
—
Deed
related
$5,000,000 · Carruth Partners LLC
Feb 26, 2018
—
Flanders 155 LLC
—
Deed
related
$2,000,000 · Carruth Partners LLC
Dec 23, 2008
—
Carruth Capital LLC
—
Deed Of Trust
related
$2,000,000 · Carruth Partners LLC
Dec 23, 1994
$1,725,000
Walkup Trust
Mlh Income Realty
Grant Deed
—
—
—
Flanders 155 LLC
—
Deed Of Trust
related
$2,000,000 · Carruth Partners LLC
—
—
Flanders 155 LLC
—
Deed Of Trust
related
$5,000,000 · Carruth Partners LLC
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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