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Property profile & analytics
OFF-MARKET
Estimated value
$530,000
Showrooms
155 Tpke Rd, Westborough, MA 01581-2803
Entity Owned
1-yr Hold
Free & Clear
Property ID
US38-1054354
Property profile
Verified
Property type
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Year built
1969
Construction
FRAME
Total area
3,570 SF
Lot
0.75 ac (32,500 SF)
Zoning code
BA
APN
WBOR M:0034 B:000001 L:0
UPID
US38-1054354
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
$325k
CAP Approach
CAP
$495k
Comparable Approach
Comparable
$563k
Blend (final)
Blend
$530k
Owner & transaction history
Wah & Affiliates LLC · 1 yrs held
Wah & Affiliates LLC
since 2025
7 recorded transactions
Zoning & alternative use
BA · Westborough, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$560,000
+42.6%
Auto repair, garage
$550,000
+39.4%
Office building
$485,000
+23.6%
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
$325,000
CAP Approach
CAP Return
Estimation
6%
$535,000
6.5%
$495,000
7%
$460,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$395,000
Current use
RETAIL STORES
$560,000
Change: +43% · Conversion: Easy
AUTO REPAIR, GARAGE
$550,000
Change: +39% · Conversion: Difficult
OFFICE BUILDING
$485,000
Change: +24% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$450,000
Change: +15% · Conversion: Difficult
WAREHOUSE, STORAGE
$360,000
Change: -9% · Conversion: Difficult
Blend value · Realmo final
$530k
Range $477k – $583k · ±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
$148 / 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
$13,934
Tax year 2024
Assessed value
$849,100
Assessed 2024
Previous assessed
$849,100
+0.0% YoY
Effective rate
1.64%
On assessed value
Assessed land
$399,200
Assessed improvement
$449,900
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
1969
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
1
Bathrooms
3
Total area
3,570 SF
Lot
0.75 ac (32,500 SF)
Zoning code
BA
APN
WBOR M:0034 B:000001 L:0
UPID
US38-1054354
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
$395,000
RETAIL STORES
Est. value
$560,000
AUTO REPAIR, GARAGE
Est. value
$550,000
OFFICE BUILDING
Est. value
$485,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$450,000
WAREHOUSE, STORAGE
Est. value
$360,000
COMMERCIAL (GENERAL) Current
RETAIL STORES
AUTO REPAIR, GARAGE
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
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
1969
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
1
Bathrooms
3
Lot
0.75 ac
Current owner
From public records · entity-resolved
Wah & Affiliates LLC
Entity
Free & Clear · 1 yrs held
Mailing address
PO BOX 394, OSTERVILLE, MA 02655-0394
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 25, 2025
—
Wah & Affiliates LLC
Neil A Mackenzie T
Quitclaim Deed
related
—
Aug 16, 2016
—
Mackenzie,neil A Trust
Mackenzie,neil A & Barbara L
Quit Claim Deed
related
—
Nov 12, 1997
—
Andrew J Lane
—
Deed Of Trust
related
$300,000 · Post Financial Trust
Oct 18, 1989
—
Neil Mackenzie
—
Deed Of Trust
related
$425,000 · Shawmut Worcester County Bank
Feb 16, 1989
—
Andrew J Lane
—
Deed Of Trust
related
$95,837 · Zuckerman Family Nomi
Dec 21, 1988
—
Andrew J Lane
—
Deed Of Trust
related
$13,000,000 · Bank Of New England NA
Aug 30, 1988
—
Andrew J Lane
—
Deed Of Trust
related
$3,000,000 · Woburn Five Cent Savings
Feb 10, 1988
—
Andrew J Lane
—
Deed Of Trust
related
$4,000,000 · Merchants Bank Of Boston
Jul 23, 1987
—
Andrew J Lane
—
Deed Of Trust
related
$900,000 · Vanguard Savings 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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