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Property profile & analytics
OFF-MARKET
Estimated value
$890,000
Industrial properties
216 Southville Rd, Southborough, MA 01772-1941
Entity Owned
7-yr Hold
~
Est. High Equity
Property ID
US38-0381383
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
2003
Total area
9,866 SF
Lot
5.14 ac (223,898 SF)
Zoning code
RB
APN
SBOR M:001.0 B:0000 L:0010.0
UPID
US38-0381383
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
$1.24M
Blend (final)
Blend
$890k
Owner & transaction history
D&lb Realty LLC · 7 yrs held
D&lb Realty LLC
since 2018
5 recorded transactions
Zoning & alternative use
RB · Southborough, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.3M
+69.9%
Neighborhood: shopping center
$1.2M
+57.7%
Apartment house (5+ units)
$1.2M
+49.9%
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
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
INDUSTRIAL (GENERAL)
$790,000
Current use
OFFICE BUILDING
$1,340,000
Change: +70% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,245,000
Change: +58% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$1,185,000
Change: +50% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,085,000
Change: +38% · Conversion: Difficult
Blend value · Realmo final
$890k
Range $801k – $979k · ±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
$90 / 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
$16,522
Tax year 2024
Assessed value
$1,187,800
Assessed 2024
Previous assessed
$1,218,200
-2.5% YoY
Effective rate
1.39%
On assessed value
Assessed land
$450,800
Assessed improvement
$737,000
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
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
Off-Market
Year built
2003
Heating
NONE
Cooling
YES
Buildings
2
Units
1
Total area
9,866 SF
Lot
5.14 ac (223,898 SF)
Zoning code
RB
APN
SBOR M:001.0 B:0000 L:0010.0
UPID
US38-0381383
Jurisdiction
SOUTHBOROUGH
Zoning & alternative use
RB · Southborough, MA
Zoning RB · permitted uses
RB · 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
INDUSTRIAL (GENERAL) Current
Est. value
$790,000
OFFICE BUILDING
Est. value
$1.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.2M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.2M
COMMERCIAL (GENERAL)
Est. value
$1.1M
INDUSTRIAL (GENERAL) Current
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
APARTMENT HOUSE (5+ UNITS)
COMMERCIAL (GENERAL)
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
2003
Heating
NONE
Cooling
Yes
Buildings
2
Units
1
Lot
5.14 ac
Current owner
From public records · entity-resolved
D&lb Realty LLC
Entity
Mailing address
245 FLANDERS RD, WESTBOROUGH, MA 01581-1034
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 14, 2018
$2,537,250
D&lb Realty LLC
Gayel RT 2
Quit Claim Arm's Length For Ne States
$2,388,000 · Berkshire Bank
Jul 26, 2002
—
Gale Bullen
—
Deed Of Trust
related
$200,000 · Bancnorth Mortgage Co
Jan 18, 2002
$112,000
David J Bullen
Gamache,andrea
Grant Deed
—
Apr 5, 1994
—
David J Bullen
—
Deed Of Trust
related
$131,000 · Plymouth Mortgage Corp
Feb 8, 1993
—
David J Bullen
—
Deed Of Trust
related
$131,500 · Plymouth Mortgage Corp
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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