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Property profile & analytics
OFF-MARKET
Estimated value
$3,600,000
Office buildings
155 Otis St, Northborough, MA 01532-2456
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US38-0235903
Property summary
AI-generated overview
This exceptional two-story, 32,000 square foot Class B office building at 155 Otis Street in Northborough, Massachusetts, presents a unique investment opportunity. Built in 1997, the property boasts 12-foot ceilings and offers multiple tenancy options, with a minimum divisible space of 1,759 square feet and a maximum contiguous space of 16,396 square feet. Currently, 18,155 square feet of space is available for lease. The building features convenient amenities including an elevator, a ramp for accessibility, and a roll-up door. Ample parking is provided with a 3.33 spaces per 1,000 square feet parking ratio. Strategically located near the Northborough/Westborough town line, this property enjoys exceptional access to Route 9, providing easy east and westbound travel. Located in Worcester County, this property offers a prime location for businesses seeking efficient and well-appointed office space in a convenient and accessible location. The property's two suites offer flexibility for various business needs, making it an ideal choice for companies seeking a modern and functional workspace. This is a rare opportunity to secure high-quality office space in a desirable location. The zip code is 01532.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1997
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
31,363 SF
Lot
6.53 ac (284,495 SF)
Zoning code
BS
APN
NBOR M:1100 L:0020
UPID
US38-0235903
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
-
Amrit Sabha Adult Day Care Center of MA Adult Day Care
-
ReMax First Choice: Fran Fracassi: Corporate HQ Real Estate Agency
-
Shri Radha Krishna Mandir Temple
-
Bertucci's Corporation Restaurant
-
Eastern Insurance Group LLC Insurance Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.60M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.62M
Blend (final)
Blend
$3.60M
Owner & transaction history
American Rlty Inv Grp LLC · 2 yrs held
American Rlty Inv Grp LLC
since 2024
Last sale
$3.6M
1 recorded transaction
Zoning & alternative use
BS · Northborough, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$5.9M
+38.7%
Retail stores
$4.9M
+15.4%
Auto repair, garage
$4.8M
+12.8%
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
$3,600,000
ML approach
$3,600,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$4,265,000
Current use
RESTAURANT
$5,915,000
Change: +39% · Conversion: Moderate
RETAIL STORES
$4,920,000
Change: +15% · Conversion: Moderate
AUTO REPAIR, GARAGE
$4,810,000
Change: +13% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$3,960,000
Change: -7% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$3,765,000
Change: -12% · Conversion: Easy
COMMERCIAL (GENERAL)
$3,450,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$3.60M
Range $3.24M – $3.96M · ±10% · vs last sale $3.60M (Mar 29 2024)
Last sale anchor
$3.60M
Mar 29 2024
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
$115 / 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
$48,443
Tax year 2024
Assessed value
$3,392,400
Assessed 2024
Previous assessed
$3,392,400
+0.0% YoY
Effective rate
1.43%
On assessed value
Assessed land
$470,700
Assessed improvement
$2,921,700
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1997
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Units
1
Total area
31,363 SF
Lot
6.53 ac (284,495 SF)
Zoning code
BS
APN
NBOR M:1100 L:0020
UPID
US38-0235903
Jurisdiction
NORTHBOROUGH
Zoning & alternative use
BS · Northborough, MA
Zoning BS · permitted uses
BS · 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
OFFICE BUILDING Current
Est. value
$4.3M
RESTAURANT
Est. value
$5.9M
RETAIL STORES
Est. value
$4.9M
AUTO REPAIR, GARAGE
Est. value
$4.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.0M
APARTMENT HOUSE (5+ UNITS)
Est. value
$3.8M
COMMERCIAL (GENERAL)
Est. value
$3.5M
OFFICE BUILDING Current
RESTAURANT
RETAIL STORES
AUTO REPAIR, GARAGE
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
1997
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Units
1
Lot
6.53 ac
Current owner
From public records · entity-resolved
American Rlty Inv Grp LLC
Entity
Mailing address
155 OTIS ST, NORTHBOROUGH, MA 01532-2456
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 29, 2024
$3,600,000
American Rlty Inv Grp LLC
Pamjam Realty LLC
Quit Claim Arm's Length For Ne States
$2,520,000 · Leader Bank NA
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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