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Property profile & analytics
OFF-MARKET
Office buildings
21 Boston Rd Southborough, MA 01772-1617
Entity Owned
14-yr Hold
~
Est. High Equity
Property ID
US38-0467092
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1899
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
5,408 SF
Lot
0.46 ac (20,255 SF)
Zoning code
BV
APN
SBOR M:055.0 B:0000 L:0091.0
UPID
US38-0467092
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
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Falconi Group LLC · 14 yrs held
Falconi Group LLC
since 2012
7 recorded transactions
Zoning & alternative use
BV · Southborough, 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 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$5,813
Tax year 2024
Assessed value
$417,900
Assessed 2024
Previous assessed
$402,300
+3.9% YoY
Effective rate
1.39%
On assessed value
Assessed land
$257,200
Assessed improvement
$160,700
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
Off-Market
Year built
1899
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Units
1
Bathrooms
2
Total area
5,408 SF
Lot
0.46 ac (20,255 SF)
Zoning code
BV
APN
SBOR M:055.0 B:0000 L:0091.0
UPID
US38-0467092
Jurisdiction
SOUTHBOROUGH
Zoning & alternative use
BV · Southborough, MA
Zoning BV · permitted uses
BV · 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.
Building & site characteristics
From public records
Year built
1899
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Units
1
Bathrooms
2
Lot
0.46 ac
Current owner
From public records · entity-resolved
Falconi Group LLC
Entity
Mailing address
29 BOSTON RD, SOUTHBOROUGH, MA 01772-1617
Ownership since
2012
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 23, 2024
—
21 Boston Rd LLC
—
Deed
related
$289,000 · Granite State Economic Development Corp
Sep 24, 2019
—
Falconi Group LLC
—
Deed
related
$450,000 · Main Street Bank (ma)
Nov 30, 2017
—
Falconi Group LLC
—
Deed
related
$500,000 · Main Street Bank (ga)
Jan 10, 2017
—
Falconi Group LLC
—
Deed
related
$446,250 · Marlborough Savings Bank
May 14, 2014
—
Falconi Group LLC
—
Deed Of Trust
related
$100,000 · Grafton Suburban Cu
May 15, 2012
$360,000
Falconi Group LLC
Barss 2005 Ft
Grant Deed
$270,000 · Marlborough Savings Bank
Dec 16, 2005
$1
Barss Ft
Barss,blanche L
Grant Deed
related
—
Sep 1, 1994
—
Blanche Barss
—
Deed Of Trust
related
$1,025,000 · Metrowest Bank
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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