New search
Property profile & analytics
FOR SALE
Office buildings
206 Turnpike Rd Southborough, MA 01772
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US38-0103176
For Sale
1 / 31
$1,995,000
206 Turnpike Rd, Southborough, MA 01772
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1980
Construction
FRAME
Total area
5,257 SF
Lot
2.3 ac (100,188 SF)
Zoning code
BH
APN
SBOR M:028.0 B:0000 L:0003.A
UPID
US38-0103176
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
-
Schnabel Foundation Co Charitable Organization
-
CAC Auto Group Boston Car Dealership
-
Data Processing Solutions Gas Station
-
synabllc Factory Textile Manufacturer
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.54M
CAP Approach
CAP
$1.57M
Comparable Approach
Comparable
$1.11M
Blend (final)
Blend
$1.54M
Owner & transaction history
Cactus Capital Boston LLC · 4 yrs held
Cactus Capital Boston LLC
since 2021
Last sale
$1.6M
7 recorded transactions
Zoning & alternative use
BH · Southborough, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$990,000
+38.7%
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 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
$1,525,000
ML approach
$1,540,000
CAP Approach
CAP Return
Estimation
6%
$1,705,000
6.5%
$1,570,000
7%
$1,460,000
Alternative Use
Use
Estimation
RESTAURANT
$990,000
Change: +39% · Conversion: Moderate
Blend value · Realmo final
$1.54M
Range $1.39M – $1.69M · ±10% · vs last sale $1.55M (Oct 22 2021)
Last sale anchor
$1.55M
Oct 22 2021
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
$293 / 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
$18,637
Tax year 2024
Assessed value
$1,339,800
Assessed 2024
Previous assessed
$1,250,000
+7.2% YoY
Effective rate
1.39%
On assessed value
Assessed land
$373,000
Assessed improvement
$966,800
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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 Sale
Year built
1980
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
2
Bathrooms
4
Total area
5,257 SF
Lot
2.3 ac (100,188 SF)
Zoning code
BH
APN
SBOR M:028.0 B:0000 L:0003.A
UPID
US38-0103176
Jurisdiction
SOUTHBOROUGH
Zoning & alternative use
BH · Southborough, MA
Zoning BH · permitted uses
BH · Southborough, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Southborough. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$990,000
RESTAURANT
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
1980
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
2
Bathrooms
4
Lot
2.3 ac
Current owner
From public records · entity-resolved
Cactus Capital Boston LLC
Entity
Mailing address
206 TPKE RD, SOUTHBOROUGH, MA 01772-2164
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 22, 2021
$1,550,000
Cactus Capital Boston LLC
Petroleum Processing Soln
Quit Claim Arm's Length For Ne States
$1,317,000 · Cathay Bank
Nov 15, 2012
$477,750
Petrleum Processing Solut
Sunshine Farm Realty LLC
Grant Deed
—
Nov 15, 2012
—
Petrleum Processing Solut
—
Deed Of Trust
related
$191,100 · Middlesex Savings Bank
Apr 9, 2010
$394,114
Sunshine Farm Realty L
Peoples United Bk
Deed
$295,586 · Citizens-union Svngs
Feb 16, 2010
$375,000
United Bk Peoples
Peoples United Bk
One Of Committee, Strict Foreclosure, Sheriff, Or Redemption Deeds
related
—
Jun 10, 2005
$890,000
Tatnuck Sys INC
Patricia B Doyle
Deed
$667,000 · Wellesley Cp Bk
Aug 29, 2002
—
Patricia B Doyle
—
Deed Of Trust
related
$400,000 · Marlborough Savings Bank
Mar 26, 1997
—
Patricia B Doyle
—
Deed Of Trust
related
$125,000 · Athol Savings Bank
Nov 17, 1995
—
Patricia Doyle
—
Deed Of Trust
related
$115,000 · Harry Burgess JR
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?”
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
