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Property profile & analytics
OFF-MARKET
Estimated value
$11,365,000
Life science properties
20 Walkup Dr, Westborough, MA 01581-1019
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US38-0145118
Property profile
Verified
Property type
Life science properties
Use group
R&D FACILITY, LABS, PHARMA
Year built
1970
Construction
STEEL FRAME
Total area
113,045 SF
Lot
10.25 ac (446,490 SF)
Zoning code
IA
APN
WBOR M:0023 B:000015 L:0
UPID
US38-0145118
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
$8.80M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$11.37M
Owner & transaction history
20 Walkup Owner LLC · 3 yrs held
20 Walkup Owner LLC
since 2022
Last sale
$11.5M
7 recorded transactions
Zoning & alternative use
IA · Westborough, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$16.0M
+158.4%
Medical building
$13.9M
+124.4%
Restaurant
$13.8M
+122.4%
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
$11,100,000
ML approach
$8,795,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$16,030,000
Change: +158% · Conversion: Difficult
MEDICAL BUILDING
$13,925,000
Change: +124% · Conversion: Difficult
RESTAURANT
$13,795,000
Change: +122% · Conversion: Difficult
COMMERCIAL (GENERAL)
$11,620,000
Change: +87% · Conversion: Difficult
OFFICE BUILDING
$8,755,000
Change: +41% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$7,130,000
Change: +15% · Conversion: Difficult
Blend value · Realmo final
$11.37M
Range $10.23M – $12.50M · ±10% · vs last sale $11.50M (Oct 26 2022)
Last sale anchor
$11.50M
Oct 26 2022
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
$101 / 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
$173,066
Tax year 2024
Assessed value
$10,546,400
Assessed 2024
Previous assessed
$10,546,400
+0.0% YoY
Effective rate
1.64%
On assessed value
Assessed land
$2,378,000
Assessed improvement
$8,168,400
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Life science properties
Use group
R&D FACILITY, LABS, PHARMA
Status
Off-Market
Year built
1970
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
3
Units
1
Total area
113,045 SF
Lot
10.25 ac (446,490 SF)
Zoning code
IA
APN
WBOR M:0023 B:000015 L:0
UPID
US38-0145118
Jurisdiction
WESTBOROUGH
Zoning & alternative use
IA · Westborough, MA
Zoning IA · permitted uses
IA · 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
$16.0M
MEDICAL BUILDING
Est. value
$13.9M
RESTAURANT
Est. value
$13.8M
COMMERCIAL (GENERAL)
Est. value
$11.6M
OFFICE BUILDING
Est. value
$8.8M
APARTMENT HOUSE (5+ UNITS)
Est. value
$7.1M
RETAIL STORES
MEDICAL BUILDING
RESTAURANT
COMMERCIAL (GENERAL)
OFFICE BUILDING
APARTMENT HOUSE (5+ UNITS)
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
1970
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
3
Buildings
1
Units
1
Lot
10.25 ac
Current owner
From public records · entity-resolved
20 Walkup Owner LLC
Entity
Mailing address
56 WINTHROP ST STE D, CONCORD, MA 01742-2076
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 26, 2022
$11,500,000
20 Walkup Owner LLC
20 Walkup Dr Propco LLC
Quit Claim Arm's Length For Ne States
$8,281,000 · Centreville Bank
Jun 14, 2022
$8,800,000
20 Walkup Dr Propco LLC
Are Ma Region 26 LLC
Quit Claim Arm's Length For Ne States
—
Aug 28, 2007
—
Alexandria Re Equities LP
—
Deed Of Trust
related
$200,000 · Citicorp N Americ INC
Mar 16, 2006
$9,400,000
Are Ma Region 26 LLC
Campanelli Holding LLC
Grant Deed
—
Mar 15, 2005
$2,014,000
Cq Westborough Campanelli
Zto Prop Holdings LLC
Grant Deed
$3,980,000 · Cambridge Savings Bank
May 16, 2001
—
Zto Property Holdings
—
Deed Of Trust
related
$12,560,000 · Fleet National Bank
Dec 1, 2000
$4,339,000
Zto Prop Holdings LLC
Process Systems Intern
Grant Deed
related
—
May 8, 1996
$3,290,000
Process Systems Intern
Koch Process Systems
Grant Deed
related
—
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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