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Property profile & analytics
OFF-MARKET
Estimated value
$815,000
Life science properties
165 Cedar Hl St, Marlborough, MA 01752-3035
Entity Owned
18-yr Hold
Free & Clear
Property ID
US38-1749555
Property profile
Verified
Property type
Life science properties
Use group
R&D FACILITY, LABS, PHARMA
Year built
1985
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
48,147 SF
Lot
4.29 ac (186,872 SF)
APN
MARL M:115 B:003D L:000
UPID
US38-1749555
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
$665k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$963k
Blend (final)
Blend
$815k
Owner & transaction history
Aster Grp LLC · 18 yrs held
Aster Grp LLC
since 2008
7 recorded transactions
Zoning & alternative use
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 Marlborough submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Marlborough 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
$665,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$815k
Range $734k – $897k · ±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
$17 / 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
$92,646
Tax year 2024
Assessed value
$5,246,100
Assessed 2024
Previous assessed
$5,246,100
+0.0% YoY
Effective rate
1.77%
On assessed value
Assessed land
$1,330,200
Assessed improvement
$3,915,900
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
Life science properties
Use group
R&D FACILITY, LABS, PHARMA
Status
Off-Market
Year built
1985
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Units
4
Total area
48,147 SF
Lot
4.29 ac (186,872 SF)
APN
MARL M:115 B:003D L:000
UPID
US38-1749555
Jurisdiction
MARLBOROUGH
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1985
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Units
4
Lot
4.29 ac
Current owner
From public records · entity-resolved
Aster Grp LLC
Entity
Free & Clear · 18 yrs held
Mailing address
1 W BOYLSTON ST STE LL5, WORCESTER, MA 01605-1275
Ownership since
2008
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 8, 2008
$1
Aster Grp LLC
Cedar Hills Nt
Grant Deed
—
May 8, 2008
—
Aster Grp LLC
—
Deed Of Trust
related
$3,700,000 · Country Bank
Feb 10, 2003
—
Cedar Hills Nt
—
Deed Of Trust
related
$1,400,000 · Country Bank
Sep 1, 1998
—
Cedar Hills Nt
—
Deed Of Trust
related
$1,350,000 · Country Bank
Oct 24, 1991
—
Cedar Mills Nt
—
Deed Of Trust
related
$600,000 · Worc County Inst Savings
Apr 6, 1990
—
Cedar Hills Nom RT
—
Deed Of Trust
related
$250,000 · Zwi Kohorn
Sep 21, 1989
—
Cedar Hills Nt
—
Deed Of Trust
related
$600,000 · Worc County Inst Savings
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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