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Property profile & analytics
OFF-MARKET
Estimated value
$775,000
Industrial properties
157 Cordaville Rd, Southborough, MA 01772-1802
Individually Owned
37-yr Hold
Free & Clear
Property ID
US38-1553769
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
1975
Total area
6,420 SF
Lot
28 ac (1,219,680 SF)
Zoning code
IP
APN
SBOR M:028.0 B:0000 L:0021.0
UPID
US38-1553769
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
-
Eversource Electric Utility Company Gas Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$615k
CAP Approach
CAP
$900k
Comparable Approach
Comparable
$804k
Blend (final)
Blend
$775k
Owner & transaction history
99 Crossing Assoc Ltd · 37 yrs held
99 Crossing Assoc Ltd
since 1989
2 recorded transactions
Zoning & alternative use
IP · Southborough, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.2M
+135.6%
Retail stores
$1.0M
+96.0%
Auto repair, garage
$985,000
+91.7%
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
$615,000
CAP Approach
CAP Return
Estimation
6%
$975,000
6.5%
$900,000
7%
$835,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$515,000
Current use
RESTAURANT
$1,210,000
Change: +136% · Conversion: Difficult
RETAIL STORES
$1,005,000
Change: +96% · Conversion: Moderate
AUTO REPAIR, GARAGE
$985,000
Change: +92% · Conversion: Easy
OFFICE BUILDING
$875,000
Change: +70% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$810,000
Change: +58% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$770,000
Change: +50% · Conversion: Difficult
COMMERCIAL (GENERAL)
$705,000
Change: +38% · Conversion: Difficult
Blend value · Realmo final
$775k
Range $698k – $853k · ±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
$121 / 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
$336,858
Tax year 2024
Assessed value
$24,217,000
Assessed 2024
Previous assessed
$24,483,600
-1.1% YoY
Effective rate
1.39%
On assessed value
Assessed land
$4,357,400
Assessed improvement
$19,859,600
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
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
Off-Market
Year built
1975
Heating
NONE
Cooling
YES
Buildings
4
Units
3
Total area
6,420 SF
Lot
28 ac (1,219,680 SF)
Zoning code
IP
APN
SBOR M:028.0 B:0000 L:0021.0
UPID
US38-1553769
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
INDUSTRIAL (GENERAL) Current
Est. value
$515,000
RESTAURANT
Est. value
$1.2M
RETAIL STORES
Est. value
$1.0M
AUTO REPAIR, GARAGE
Est. value
$985,000
OFFICE BUILDING
Est. value
$875,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$810,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$770,000
COMMERCIAL (GENERAL)
Est. value
$705,000
INDUSTRIAL (GENERAL) Current
RESTAURANT
RETAIL STORES
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
1975
Heating
NONE
Cooling
Yes
Buildings
4
Units
3
Lot
28 ac
Current owner
From public records · entity-resolved
99 Crossing Assoc Ltd
Individual
Free & Clear · 37 yrs held
Mailing address
PO BOX 2915, HARTFORD, CT 06104-2915
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 4, 2024
—
Nstar Gas Co
—
Deed
related
$200,000,000 · Us Bank NA
Feb 24, 1989
$20,900
99 Crossing Assoc Ltd
Commonwealth Gas Co
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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