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Property profile & analytics
OFF-MARKET
Estimated value
$640,000
Office buildings
204 Tpke Rd, Westborough, MA 01581-2810
Entity Owned
20-yr Hold
~
Est. High Equity
Property ID
US38-0003807
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1850
Construction
FRAME
Total area
3,464 SF
Lot
0.35 ac (15,168 SF)
Zoning code
BA
APN
WBOR M:0027 B:000066 L:0
UPID
US38-0003807
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
$730k
Blend (final)
Blend
$640k
Owner & transaction history
Richards 204 Turnpike LLC · 20 yrs held
Richards 204 Turnpike LLC
since 2006
7 recorded transactions
Zoning & alternative use
BA · Westborough, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$545,000
+15.4%
Auto repair, garage
$530,000
+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 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
Alternative Use
Use
Estimation
OFFICE BUILDING
$470,000
Current use
RETAIL STORES
$545,000
Change: +15% · Conversion: Moderate
AUTO REPAIR, GARAGE
$530,000
Change: +13% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$435,000
Change: -7% · Conversion: Difficult
Blend value · Realmo final
$640k
Range $576k – $704k · ±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
$185 / 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
$13,899
Tax year 2024
Assessed value
$847,000
Assessed 2024
Previous assessed
$847,000
+0.0% YoY
Effective rate
1.64%
On assessed value
Assessed land
$328,500
Assessed improvement
$518,500
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
Off-Market
Year built
1850
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Units
1
Rooms
6
Bathrooms
2
Total area
3,464 SF
Lot
0.35 ac (15,168 SF)
Zoning code
BA
APN
WBOR M:0027 B:000066 L:0
UPID
US38-0003807
Jurisdiction
WESTBOROUGH
Zoning & alternative use
BA · Westborough, MA
Zoning BA · permitted uses
BA · 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
OFFICE BUILDING Current
Est. value
$470,000
RETAIL STORES
Est. value
$545,000
AUTO REPAIR, GARAGE
Est. value
$530,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$435,000
OFFICE BUILDING Current
RETAIL STORES
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
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
1850
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Units
1
Rooms
6
Bathrooms
2
Lot
0.35 ac
Current owner
From public records · entity-resolved
Richards 204 Turnpike LLC
Entity
Mailing address
2 ADARE RD, MENDON, MA 01756-1264
Ownership since
2006
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 31, 2012
—
Richards 204 Turnpike LLC
—
Deed Of Trust
related
$585,000 · Avidia Bank
Mar 31, 2006
$650,000
Richards 204 Turnpike LLC
204 Turnpike Road LLC
Grant Deed
—
Apr 26, 2001
$314,000
204 Turnpike Road LLC
Tang,kuo Rung
Grant Deed
$310,000 · Hudson Savings Bank
Apr 26, 2001
—
204 Turnpike Road LLC
—
Deed Of Trust
related
$50,000 · Hudson Savings Bank
Mar 11, 1998
—
Kuo Rung Tang
—
Deed Of Trust
related
$214,600 · Middlesex Savings Bank
Jan 31, 1995
$270,000
Kuo R Tang
Thomas Cuddy JR RT
Grant Deed
$162,000 · Equity One Financial
Jan 31, 1995
—
Kuo R Tang
—
Deed Of Trust
related
$54,000 · Zenon Grzybowski
Sep 30, 1992
—
Thomas Cuddy RT JR.
—
Deed Of Trust
related
$380,000 · Wentworth Ventures
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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