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Property profile & analytics
FOR LEASE
Office buildings
2 Willow St Southborough, MA 01772
Entity Owned
28-yr Hold
~
Est. High Equity
Property ID
US38-0731712
For Lease
1 / 2
Contact for pricing
2 Willow St, Southborough, MA 01772
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Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1999
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
40,372 SF
Lot
5.86 ac (255,392 SF)
Zoning code
I
APN
SBOR M:048.0 B:0000 L:0028.0
UPID
US38-0731712
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
-
Miller Law Group, P.C. Law Firm Child Welfare Organization
-
Fitts Insurance Insurance Agency
-
Gentiva Hospice Nursing Home
-
Sister Care Hospice Nursing Home
-
Integrated Commissioning & Qualification Consultants, Corp. Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.89M
Blend (final)
Blend
$5.71M
Owner & transaction history
Ave LP Firmin · 28 yrs held
Ave LP Firmin
since 1997
3 recorded transactions
Zoning & alternative use
I · Southborough, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$7.6M
+38.7%
Retail stores
$6.3M
+15.4%
Auto repair, garage
$6.2M
+12.8%
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
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$5,490,000
Current use
RESTAURANT
$7,610,000
Change: +39% · Conversion: Moderate
RETAIL STORES
$6,335,000
Change: +15% · Conversion: Moderate
AUTO REPAIR, GARAGE
$6,195,000
Change: +13% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$5,095,000
Change: -7% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$4,845,000
Change: -12% · Conversion: Easy
COMMERCIAL (GENERAL)
$4,445,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$5.71M
Range $5.13M – $6.28M · ±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
$141 / 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
$66,107
Tax year 2024
Assessed value
$4,752,500
Assessed 2024
Previous assessed
$5,167,600
-8.0% YoY
Effective rate
1.39%
On assessed value
Assessed land
$889,900
Assessed improvement
$3,862,600
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
Office buildings
Use group
OFFICE BUILDING
Status
For Lease
Year built
1999
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
YES
Buildings
1
Stories
2
Units
6
Rooms
4
Bathrooms
4
Total area
40,372 SF
Lot
5.86 ac (255,392 SF)
Zoning code
I
APN
SBOR M:048.0 B:0000 L:0028.0
UPID
US38-0731712
Jurisdiction
SOUTHBOROUGH
Zoning & alternative use
I · Southborough, MAZoning I · permitted uses
I · Southborough, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$5.5M
RESTAURANT
Est. value
$7.6M
RETAIL STORES
Est. value
$6.3M
AUTO REPAIR, GARAGE
Est. value
$6.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$5.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$4.8M
COMMERCIAL (GENERAL)
Est. value
$4.4M
OFFICE BUILDING Current
RESTAURANT
RETAIL STORES
AUTO REPAIR, GARAGE
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
1999
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
Yes
Stories
2
Buildings
1
Units
6
Rooms
4
Bathrooms
4
Lot
5.86 ac
Current owner
From public records · entity-resolved
Ave LP Firmin
Entity
Mailing address
2 WILLOW ST, SOUTHBOROUGH, MA 01745-1020
Ownership since
1997
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
Aug 31, 2010
—
Firmin Venture LLC
—
Deed Of Trust
related
$4,700,000 · Avidia Bank
Aug 18, 2000
—
Firmin Jv
—
Deed Of Trust
related
$5,200,000 · Greenwich Capital Fin'l INC
Sep 30, 1997
$350,000
Ave LP Firmin
Brewer Charlotte Est
Grant Deed
$300,000 · Zenon Grzybowski
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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