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Property profile & analytics
OFF-MARKET
Estimated value
$14,905,000
Warehouses
155 Northboro Rd, Southborough, MA 01772-1033
Individually Owned
37-yr Hold
~
Est. High Equity
Property ID
US38-1388190
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1998
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
160,993 SF
Lot
14.28 ac (621,863 SF)
Zoning code
IP
APN
SBOR M:070.0 B:0000 L:0004.0
UPID
US38-1388190
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
-
Device Technologies Inc Engineering Consultant Fastener Supplier
-
Homans Associates Distribution Center Logistics Company
-
Maerkisches Werk of NA Auto Parts Store
-
Optos Industrial Manufacturer Production Facility
-
Sevcon Inc Electronics & Wireless Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$14.91M
Owner & transaction history
Tech RT 100 · 37 yrs held
Tech RT 100
since 1989
4 recorded transactions
Zoning & alternative use
IP · Southborough, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$24.7M
+52.9%
Office building
$21.9M
+35.5%
Neighborhood: shopping center
$20.3M
+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 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
WAREHOUSE, STORAGE
$16,150,000
Current use
AUTO REPAIR, GARAGE
$24,700,000
Change: +53% · Conversion: Easy
OFFICE BUILDING
$21,890,000
Change: +36% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$20,320,000
Change: +26% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$19,315,000
Change: +20% · Conversion: Difficult
COMMERCIAL (GENERAL)
$17,720,000
Change: +10% · Conversion: Difficult
Blend value · Realmo final
$14.91M
Range $13.41M – $16.40M · ±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
$93 / 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
$194,210
Tax year 2024
Assessed value
$13,961,900
Assessed 2024
Previous assessed
$12,881,800
+8.4% YoY
Effective rate
1.39%
On assessed value
Assessed land
$3,134,900
Assessed improvement
$10,827,000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
1998
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
YES
Buildings
1
Stories
1
Units
9
Bathrooms
15
Total area
160,993 SF
Lot
14.28 ac (621,863 SF)
Zoning code
IP
APN
SBOR M:070.0 B:0000 L:0004.0
UPID
US38-1388190
Jurisdiction
SOUTHBOROUGH
Zoning & alternative use
IP · Southborough, MA
Zoning IP · permitted uses
IP · Southborough, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Southborough. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$16.2M
AUTO REPAIR, GARAGE
Est. value
$24.7M
OFFICE BUILDING
Est. value
$21.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$20.3M
APARTMENT HOUSE (5+ UNITS)
Est. value
$19.3M
COMMERCIAL (GENERAL)
Est. value
$17.7M
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
1998
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
Yes
Stories
1
Buildings
1
Units
9
Bathrooms
15
Lot
14.28 ac
Current owner
From public records · entity-resolved
Tech RT 100
Individual
Mailing address
13 WHEELING AVE, WOBURN, MA 01801-2008
Ownership since
1989
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 29, 2017
—
100 Tech RT
—
Deed
related
$9,000,000 · Belmont Savings Bank
Jul 14, 1998
—
Tech RT 100
—
Deed Of Trust
related
$8,100,000 · Boston Capital Mortgage Co
Oct 22, 1997
—
Tech RT 100
—
Deed Of Trust
related
$6,450,000 · Us Trust Co
May 1, 1989
$520,650
Tech RT 100
Johnson,norman
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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