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Property profile & analytics
OFF-MARKET
Estimated value
$620,000
Residential income homes
17 Brigham St Westborough, MA 01581-1640
Entity Owned
2-yr Hold
Free & Clear
Property ID
US38-0737361
Property profile
Verified
Property type
Residential income homes
Use group
BOARDING/ROOMING HOUSE
Year built
1922
Construction
FRAME
Total area
2,759 SF
Lot
0.28 ac (12,258 SF)
Zoning code
BB
APN
WBOR M:0021 B:000081 L:0
UPID
US38-0737361
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
$620k
CAP Approach
CAP
$500k
Comparable Approach
Comparable
$414k
Blend (final)
Blend
$620k
Owner & transaction history
Mexbra LLC · 2 yrs held
Mexbra LLC
since 2024
Last sale
$620,000
7 recorded transactions
Zoning & alternative use
BB · Westborough, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$435,000
+30.8%
Auto repair, garage
$425,000
+27.9%
Office building
$375,000
+13.3%
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
$620,000
ML approach
$620,000
CAP Approach
CAP Return
Estimation
6%
$540,000
6.5%
$500,000
7%
$465,000
Alternative Use
Use
Estimation
RETAIL STORES
$435,000
Change: +31% · Conversion: Difficult
AUTO REPAIR, GARAGE
$425,000
Change: +28% · Conversion: Difficult
OFFICE BUILDING
$375,000
Change: +13% · Conversion: Moderate
Blend value · Realmo final
$620k
Range $558k – $682k · ±10% · vs last sale $620k (May 17 2024)
Last sale anchor
$620k
May 17 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
$225 / 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
$10,127
Tax year 2024
Assessed value
$617,100
Assessed 2024
Previous assessed
$617,100
+0.0% YoY
Effective rate
1.64%
On assessed value
Assessed land
$282,500
Assessed improvement
$334,600
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Residential income homes
Use group
BOARDING/ROOMING HOUSE
Status
Off-Market
Year built
1922
Construction
FRAME
Heating
HOT WATER
Buildings
1
Stories
2
Units
7
Rooms
13
Bathrooms
6
Total area
2,759 SF
Lot
0.28 ac (12,258 SF)
Zoning code
BB
APN
WBOR M:0021 B:000081 L:0
UPID
US38-0737361
Jurisdiction
WESTBOROUGH
Zoning & alternative use
BB · Westborough, MA
Zoning BB · permitted uses
BB · 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
RETAIL STORES
Est. value
$435,000
AUTO REPAIR, GARAGE
Est. value
$425,000
OFFICE BUILDING
Est. value
$375,000
RETAIL STORES
AUTO REPAIR, GARAGE
OFFICE BUILDING
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
1922
Construction
FRAME
Heating
HOT WATER
Stories
2
Buildings
1
Units
7
Rooms
13
Bathrooms
6
Lot
0.28 ac
Current owner
From public records · entity-resolved
Mexbra LLC
Entity
Free & Clear · 2 yrs held
Mailing address
17 BRIGHAM ST, WESTBOROUGH, MA 01581-1640
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 16, 2025
—
Mexbra LLC
—
Deed
related
$750,000 · Central One FCU
May 17, 2024
$620,000
Mexbra LLC
Michel G Gilbert
Quit Claim Arm's Length For Ne States
—
Sep 16, 2003
—
Anthony D Chione
—
Deed Of Trust
related
$30,000 · Marlborough Savings Bank
Apr 16, 1991
$165,000
Michel G Gilbert
Burnside Corp
Grant Deed
—
Feb 16, 1988
$175,000
Richard A Coffin
Erlandson,may M
Grant Deed
$157,500 · Worc County Inst Savings
Nov 9, 1987
$205,000
Burnside Corp
Coffin,richard A
Grant Deed
$153,000 · Bankboston Development Co LLC
Jan 23, 1987
—
Richard A Coffin
—
Deed Of Trust
related
$93,500 · Mortgage Corp Of Ne
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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