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Property profile & analytics
FOR LEASE
Office buildings
200 Friberg Pkwy, Westborough, MA 01581
Individually Owned
31-yr Hold
~
Est. High Equity
Property ID
US38-0556960
For Lease
1 / 2
$4,400,000
200 Friberg Pkwy, Westborough, MA 01581
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Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1985
Construction
STEEL FRAME
Total area
107,064 SF
Lot
10.27 ac (447,361 SF)
Zoning code
IB
APN
WBOR M:0035 B:000135 L:0
UPID
US38-0556960
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.38M
Blend (final)
Blend
$4.40M
Owner & transaction history
Two T Westboro · 31 yrs held
Two T Westboro
since 1994
7 recorded transactions
Zoning & alternative use
IB · Westborough, MA
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 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$4.40M
Range $3.96M – $4.84M · ±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
$41 / 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
$98,455
Tax year 2024
Assessed value
$5,999,700
Assessed 2024
Previous assessed
$5,999,700
+0.0% YoY
Effective rate
1.64%
On assessed value
Assessed land
$2,728,500
Assessed improvement
$3,271,200
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
Office buildings
Use group
OFFICE BUILDING
Status
For Lease
Year built
1985
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
4
Units
10
Total area
107,064 SF
Lot
10.27 ac (447,361 SF)
Zoning code
IB
APN
WBOR M:0035 B:000135 L:0
UPID
US38-0556960
Jurisdiction
WESTBOROUGH
Zoning & alternative use
IB · Westborough, MA
Zoning IB · permitted uses
IB · 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.
Building & site characteristics
From public records
Year built
1985
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
4
Buildings
1
Units
10
Lot
10.27 ac
Current owner
From public records · entity-resolved
Two T Westboro
Individual
Mailing address
116 FLANDERS RD STE #2000, WESTBOROUGH, MA 01581-1072
Ownership since
1994
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 17, 2020
—
Westboro 2 LLC
—
Deed
related
$10,000,000 · Carruth Partners LLC
May 14, 2020
—
Westboro 2 LLC
—
Deed
related
$10,000,000 · Carruth Partners LLC
Apr 24, 2017
—
Westboro 2 LLC
—
Deed
related
$10,000,000 · Carruth Ptrs LLC
Apr 15, 2014
—
Westboro 2 LLC
—
Deed Of Trust
related
$10,000,000 · Carruth Partners LLC
Apr 25, 2011
—
Carruth Capital LLC
—
Deed Of Trust
related
$7,000,000 · Carruth Partners LLC
Dec 23, 2008
—
Carruth Capital LLC
—
Deed Of Trust
related
$7,000,000 · Carruth Partners LLC
Aug 1, 1994
$3,280,000
Two T Westboro
2 Westborough Assoc Lt
Grant Deed
related
—
—
—
Westboro 2 LLC
—
Deed Of Trust
related
$10,000,000 · Carruth Partners LLC
—
—
Westboro 2 LLC
—
Deed Of Trust
related
$10,000,000 · Carruth Ptrs LLC
—
—
Westboro 2 LLC
—
Deed Of Trust
related
$10,000,000 · Carruth Partners LLC
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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