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Property profile & analytics
OFF-MARKET
Estimated value
$1,305,000
Manufacturing properties
25 Brigham St, Westborough, MA 01581-1603
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US38-0463084
Property summary
AI-generated overview
This exceptional commercial/industrial land parcel offers 4,300 square feet of secure, fenced-in yard space, ideally situated in Westboro. Its strategic location provides unparalleled access to major transportation arteries, including Routes 495, 9, and 30, ensuring seamless logistics and convenient commutes. The property is perfect for businesses requiring outdoor storage, staging areas, or equipment yards. The single-tenant setup offers privacy and control. The asking rent is $2,500 per month, negotiable, making this an attractive opportunity for cost-conscious businesses. The property boasts approximately 10,000 total square feet of land. Note that the square footage of the fenced yard is approximate. This property is available for occupancy beginning May 1, 2025. Detailed information is available in the attached listing package. Don't miss this chance to secure a highly desirable commercial land parcel in a prime Westboro location with exceptional accessibility. Contact us today to schedule a viewing and explore the possibilities.
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1900
Construction
FRAME
Total area
17,473 SF
Lot
1.33 ac (57,935 SF)
Zoning code
IB
APN
WBOR M:0021 B:000078 L:0
UPID
US38-0463084
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
$1.66M
Blend (final)
Blend
$1.31M
Owner & transaction history
C Diamond Infra LLC · 4 yrs held
C Diamond Infra LLC
since 2021
7 recorded transactions
Zoning & alternative use
IB · Westborough, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$2.1M
+49.9%
Commercial (general)
$1.9M
+37.5%
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
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$1,400,000
Current use
APARTMENT HOUSE (5+ UNITS)
$2,095,000
Change: +50% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,925,000
Change: +38% · Conversion: Difficult
Blend value · Realmo final
$1.31M
Range $1.17M – $1.44M · ±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
$75 / 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
$28,491
Tax year 2024
Assessed value
$1,736,200
Assessed 2024
Previous assessed
$1,736,200
+0.0% YoY
Effective rate
1.64%
On assessed value
Assessed land
$287,400
Assessed improvement
$1,448,800
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1900
Construction
FRAME
Heating
SPACE
Buildings
1
Stories
1
Units
1
Total area
17,473 SF
Lot
1.33 ac (57,935 SF)
Zoning code
IB
APN
WBOR M:0021 B:000078 L:0
UPID
US38-0463084
Jurisdiction
WESTBOROUGH
Zoning & alternative use
IB · Westborough, MA
Zoning IB · permitted uses
IB · 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
INDUSTRIAL (GENERAL) Current
Est. value
$1.4M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.1M
COMMERCIAL (GENERAL)
Est. value
$1.9M
INDUSTRIAL (GENERAL) Current
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
1900
Construction
FRAME
Heating
SPACE
Stories
1
Buildings
1
Units
1
Lot
1.33 ac
Current owner
From public records · entity-resolved
C Diamond Infra LLC
Entity
Mailing address
PO BOX 90, NORTHBOROUGH, MA 01532-0090
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 9, 2021
—
C Diamond Infra LLC
—
Deed
related
$665,000,000 · Deutsche Bank National Trust Co
Jul 12, 2013
—
Valentine Capital LLC
—
Deed Of Trust
related
$1 · Deutsche Bank
Jun 4, 2013
—
Valentine Capital LLC
—
Deed Of Trust
related
$1 · Deutsche Bank
Jul 25, 2012
—
R LLP
—
Deed Of Trust
related
$800,000 · Digital FCU
Mar 19, 1999
—
R LLP
—
Deed Of Trust
related
$735,000 · Gary Needham
Jun 24, 1996
—
R RT
—
Deed Of Trust
related
$613,000 · Middlesex Savings Bank
May 2, 1994
—
R RT
—
Deed Of Trust
related
$700,000 · Shawmut Bank Of Boston
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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