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Property profile & analytics
OFF-MARKET
Estimated value
$7,115,000
Hotels
25 Connector Rd, Westborough, MA 01581-3916
Entity Owned
~
Est. High Equity
Property ID
US38-0321498
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
1990
Construction
FRAME
Total area
58,990 SF
Lot
12.05 ac (524,898 SF)
Zoning code
BA
APN
WBOR M:0035 B:000161 L:0
UPID
US38-0321498
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
$7.36M
CAP Approach
CAP
$6.83M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$7.12M
Owner & transaction history
25 Connector Owner LLC
25 Connector Owner LLC
since 2025
Last sale
$7.2M
5 recorded transactions
Zoning & alternative use
BA · Westborough, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$8.4M
+167.7%
Medical building
$7.3M
+132.5%
Restaurant
$7.2M
+130.4%
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
$6,965,000
ML approach
$7,360,000
CAP Approach
CAP Return
Estimation
6%
$7,395,000
6.5%
$6,830,000
7%
$6,340,000
Alternative Use
Use
Estimation
RETAIL STORES
$8,365,000
Change: +168% · Conversion: Difficult
MEDICAL BUILDING
$7,265,000
Change: +133% · Conversion: Difficult
RESTAURANT
$7,200,000
Change: +130% · Conversion: Difficult
COMMERCIAL (GENERAL)
$6,060,000
Change: +94% · Conversion: Difficult
OFFICE BUILDING
$4,570,000
Change: +46% · Conversion: Difficult
Blend value · Realmo final
$7.12M
Range $6.40M – $7.83M · ±10% · vs last sale $7.21M (May 13 2022)
Last sale anchor
$7.21M
May 13 2022
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
$121 / 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
$99,328
Tax year 2024
Assessed value
$6,052,900
Assessed 2024
Previous assessed
$6,052,900
+0.0% YoY
Effective rate
1.64%
On assessed value
Assessed land
$2,757,900
Assessed improvement
$3,295,000
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
Hotels
Use group
HOTEL
Status
Off-Market
Year built
1990
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
3
Units
109
Rooms
109
Bathrooms
118
Total area
58,990 SF
Lot
12.05 ac (524,898 SF)
Zoning code
BA
APN
WBOR M:0035 B:000161 L:0
UPID
US38-0321498
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
RETAIL STORES
Est. value
$8.4M
MEDICAL BUILDING
Est. value
$7.3M
RESTAURANT
Est. value
$7.2M
COMMERCIAL (GENERAL)
Est. value
$6.1M
OFFICE BUILDING
Est. value
$4.6M
RETAIL STORES
MEDICAL BUILDING
RESTAURANT
COMMERCIAL (GENERAL)
OFFICE BUILDING
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
1990
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
3
Buildings
1
Units
109
Rooms
109
Bathrooms
118
Lot
12.05 ac
Current owner
From public records · entity-resolved
25 Connector Owner LLC
Entity
Mailing address
180 N UNIVERSITY AVE STE #200, PROVO, UT 84601-5648
Ownership since
2025
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
Oct 29, 2025
$19,500,000
25 Connector Owner LLC
Avia Bos Research Dr LLC
Deed
$16,255,000 · Middlesex Savings Bank
May 22, 2025
—
Avia Bos Research Dr LLC
—
Deed
related
$17,289,646 · Oceanview Life And An
May 13, 2022
$7,214,649
Avia Bos Research Dr LLC
Hptmi Properties T
Quit Claim Arm's Length For Ne States
$18,520,805 · Oceanview Life&annu
Nov 26, 1996
—
Hptri Corp
—
Deed Of Trust
related
$228,000,000 · Column Financial INC
Apr 16, 1996
$9,074,706
Hptri Corp
Hmh Properties
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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