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Property profile & analytics
OFF-MARKET
Estimated value
$3,540,000
Manufacturing properties
172 Otis St, Northborough, MA 01532-2415
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US38-0706645
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1987
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
30,000 SF
Lot
8.01 ac (348,828 SF)
Zoning code
BS
APN
NBOR M:1100 L:0005
UPID
US38-0706645
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
-
ATS Cases Inc Industrial Manufacturer Factory
-
Gladiator Face Shields Production Facility
-
InventHUBS, Inc. Industrial Manufacturer Production Facility
-
Gladiator Cases Industrial Manufacturer Factory
-
Crosslynx Foam Inserts Industrial Manufacturer Factory
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.55M
CAP Approach
CAP
$4.22M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.54M
Owner & transaction history
Otis Street Park LLC · 2 yrs held
Otis Street Park LLC
since 2023
Last sale
$3.7M
3 recorded transactions
Zoning & alternative use
BS · Northborough, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$5.7M
+135.6%
Retail stores
$4.7M
+96.0%
Auto repair, garage
$4.6M
+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 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
$3,235,000
ML approach
$3,545,000
CAP Approach
CAP Return
Estimation
6%
$4,565,000
6.5%
$4,215,000
7%
$3,910,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$2,400,000
Current use
RESTAURANT
$5,655,000
Change: +136% · Conversion: Difficult
RETAIL STORES
$4,705,000
Change: +96% · Conversion: Moderate
AUTO REPAIR, GARAGE
$4,605,000
Change: +92% · Conversion: Easy
OFFICE BUILDING
$4,080,000
Change: +70% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$3,785,000
Change: +58% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$3,600,000
Change: +50% · Conversion: Difficult
COMMERCIAL (GENERAL)
$3,300,000
Change: +38% · Conversion: Difficult
Blend value · Realmo final
$3.54M
Range $3.19M – $3.89M · ±10% · vs last sale $3.68M (Jul 28 2023)
Last sale anchor
$3.68M
Jul 28 2023
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
$118 / 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
$46,341
Tax year 2024
Assessed value
$3,245,200
Assessed 2024
Previous assessed
$3,245,200
+0.0% YoY
Effective rate
1.43%
On assessed value
Assessed land
$669,100
Assessed improvement
$2,576,100
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1987
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Buildings
1
Stories
1
Units
2
Bathrooms
2
Total area
30,000 SF
Lot
8.01 ac (348,828 SF)
Zoning code
BS
APN
NBOR M:1100 L:0005
UPID
US38-0706645
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
INDUSTRIAL (GENERAL) Current
Est. value
$2.4M
RESTAURANT
Est. value
$5.7M
RETAIL STORES
Est. value
$4.7M
AUTO REPAIR, GARAGE
Est. value
$4.6M
OFFICE BUILDING
Est. value
$4.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.8M
APARTMENT HOUSE (5+ UNITS)
Est. value
$3.6M
COMMERCIAL (GENERAL)
Est. value
$3.3M
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
1987
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Stories
1
Buildings
1
Units
2
Bathrooms
2
Lot
8.01 ac
Current owner
From public records · entity-resolved
Otis Street Park LLC
Entity
Mailing address
172 OTIS ST, NORTHBOROUGH, MA 01532-2415
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 28, 2023
$3,684,563
Otis Street Park LLC
James P Magennis
Quit Claim Arm's Length For Ne States
$2,850,000 · Rockland Trust Co
Jul 28, 2023
—
Otis Street Park LLC
Ronald M Orlando
Quit Claim Deed
related
$2,850,000 · Rockland Trust Co
Oct 9, 1987
—
Otis St Park Tr
—
Deed Of Trust
related
$700,000 · Home National Bank Of Milfd
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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