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Property profile & analytics
OFF-MARKET
Estimated value
$620,000
Warehouses
217 Tpke Rd, Westborough, MA 01581-2805
Entity Owned
18-yr Hold
Free & Clear
Property ID
US38-1212379
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
2006
Construction
STEEL FRAME
Total area
5,400 SF
Lot
3 ac (130,680 SF)
Zoning code
BA
APN
WBOR M:0033 B:000023 L:0
UPID
US38-1212379
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
$445k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$620k
Owner & transaction history
Turnpike Road Prop INC · 18 yrs held
Turnpike Road Prop INC
since 2007
5 recorded transactions
Zoning & alternative use
BA · Westborough, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.0M
+87.9%
Retail stores
$845,000
+56.4%
Auto repair, garage
$830,000
+52.9%
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 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
$445,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$540,000
Current use
RESTAURANT
$1,020,000
Change: +88% · Conversion: Difficult
RETAIL STORES
$845,000
Change: +56% · Conversion: Moderate
AUTO REPAIR, GARAGE
$830,000
Change: +53% · Conversion: Easy
OFFICE BUILDING
$735,000
Change: +36% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$680,000
Change: +26% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$650,000
Change: +20% · Conversion: Difficult
COMMERCIAL (GENERAL)
$595,000
Change: +10% · Conversion: Difficult
Blend value · Realmo final
$620k
Range $558k – $682k · ±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
$115 / 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
$21,581
Tax year 2024
Assessed value
$1,315,100
Assessed 2024
Previous assessed
$1,315,100
+0.0% YoY
Effective rate
1.64%
On assessed value
Assessed land
$459,900
Assessed improvement
$855,200
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
2006
Construction
STEEL FRAME
Heating
FORCED AIR
Buildings
1
Stories
1
Units
1
Bathrooms
2
Total area
5,400 SF
Lot
3 ac (130,680 SF)
Zoning code
BA
APN
WBOR M:0033 B:000023 L:0
UPID
US38-1212379
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
WAREHOUSE, STORAGE Current
Est. value
$540,000
RESTAURANT
Est. value
$1.0M
RETAIL STORES
Est. value
$845,000
AUTO REPAIR, GARAGE
Est. value
$830,000
OFFICE BUILDING
Est. value
$735,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$680,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$650,000
COMMERCIAL (GENERAL)
Est. value
$595,000
WAREHOUSE, STORAGE Current
RESTAURANT
RETAIL STORES
AUTO REPAIR, GARAGE
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
2006
Construction
STEEL FRAME
Heating
FORCED AIR
Stories
1
Buildings
1
Units
1
Bathrooms
2
Lot
3 ac
Current owner
From public records · entity-resolved
Turnpike Road Prop INC
Entity
Free & Clear · 18 yrs held
Mailing address
217 TPKE RDB, WESTBOROUGH, MA 01581-2805
Ownership since
2007
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
Apr 15, 2021
—
Turnpike Rd Prop INC
—
Deed
related
$550,000 · Peoples United Bank
Sep 19, 2007
$1
Turnpike Road Prop INC
Gendreau,edmund
Grant Deed
—
Jan 13, 2006
$675,000
Turnpike Road Prop INC
Edmund Gendreau
Deed
$850,000 · Flagship Bk Tr Co
Sep 30, 1993
$180,000
Edmund Gendreau
Baltic Realty Corp
Grant Deed
—
Jul 9, 1991
$210,000
Baltic Rlty Corp
D G D RT
Grant Deed
—
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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