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Property profile & analytics
OFF-MARKET
Estimated value
$8,885,000
Office buildings
225 Tpke Rd Southborough, MA 01772-1750
Entity Owned
24-yr Hold
~
Est. High Equity
Property ID
US38-0345365
Property summary
AI-generated overview
This exceptional executive office property at 225 Turnpike Road in Southborough, Massachusetts offers 16,893 square feet of immediately available space, divisible to a minimum of 6,000 square feet. Located in Worcester County, this 72,000 square foot building provides multiple tenancy options, perfect for businesses seeking flexible and modern workspace. The property boasts convenient access to Route 9, placing tenants within minutes of Route 495 and the Massachusetts Turnpike, ensuring seamless regional connectivity. Ample parking is available with 415 spaces to accommodate employees and visitors. The building's classification includes both Executive Office and R&D space, making it suitable for a variety of businesses. The available space is contiguous, offering the potential for a single large tenant or the opportunity to divide the space to suit multiple smaller businesses. This prime location in Southborough, MA, zip code 01772, offers a strategic advantage for businesses seeking a highly accessible and well-equipped office environment. The property is ready for immediate occupancy.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1983
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
69,096 SF
Lot
4.5 ac (196,020 SF)
Zoning code
BH
APN
SBOR M:027.0 B:0000 L:0010.0
UPID
US38-0345365
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
-
Full Spectrum Software (Bike/Boat/Book/etc) Store Corporate Office
-
Boston Institute of Biotechnology, LLC Corporate Office
-
CWI Training Center
-
Massachusetts Department of Agricultural Resources Government Office
-
San Jose Garage Door Doctor Building Supply General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$8.56M
Blend (final)
Blend
$8.89M
Owner & transaction history
Lincoln Ventures INC · 24 yrs held
Lincoln Ventures INC
since 2002
5 recorded transactions
Zoning & alternative use
BH · Southborough, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$13.0M
+38.7%
Retail stores
$10.8M
+15.4%
Auto repair, garage
$10.6M
+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 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
OFFICE BUILDING
$9,395,000
Current use
RESTAURANT
$13,025,000
Change: +39% · Conversion: Moderate
RETAIL STORES
$10,840,000
Change: +15% · Conversion: Moderate
AUTO REPAIR, GARAGE
$10,600,000
Change: +13% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$8,720,000
Change: -7% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$8,290,000
Change: -12% · Conversion: Easy
COMMERCIAL (GENERAL)
$7,605,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$8.89M
Range $8.00M – $9.77M · ±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
$129 / 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
$96,979
Tax year 2024
Assessed value
$6,971,900
Assessed 2024
Previous assessed
$6,532,700
+6.7% YoY
Effective rate
1.39%
On assessed value
Assessed land
$1,529,000
Assessed improvement
$5,442,900
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
1983
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
YES
Buildings
1
Stories
3
Units
6
Bathrooms
6
Total area
69,096 SF
Lot
4.5 ac (196,020 SF)
Zoning code
BH
APN
SBOR M:027.0 B:0000 L:0010.0
UPID
US38-0345365
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
OFFICE BUILDING Current
Est. value
$9.4M
RESTAURANT
Est. value
$13.0M
RETAIL STORES
Est. value
$10.8M
AUTO REPAIR, GARAGE
Est. value
$10.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$8.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$8.3M
COMMERCIAL (GENERAL)
Est. value
$7.6M
OFFICE BUILDING Current
RESTAURANT
RETAIL STORES
AUTO REPAIR, GARAGE
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
1983
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
Yes
Stories
3
Buildings
1
Units
6
Bathrooms
6
Lot
4.5 ac
Current owner
From public records · entity-resolved
Lincoln Ventures INC
Entity
Mailing address
2 FOSTER ST, WORCESTER, MA 01608-1704
Ownership since
2002
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 3, 2002
$8,075,000
Lincoln Ventures INC
New Boston Tpke LP
Grant Deed
—
Jun 10, 1996
$4,200,000
New Boston Tpke LP
Atlantic Southboro LP
Grant Deed
$3,225,000 · Citizens Bank Of Ma
Jan 28, 1991
$2,200,000
Atlantic Southborough
225 Turnpike RT
Grant Deed
$1,300,000 · Zuckerman Family Nomi
Jun 20, 1990
$5,000,000
225 Turnpike Rd Ltd
Massbank For Savings
Grant Deed
—
Feb 26, 1987
—
225 Turnpike Ltd Ptn
—
Deed Of Trust
related
$2,000,000 · Patriot Bank NA
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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