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    Property profile & analytics

    25 W Main St Westborough, MA 01581

    • Investment properties
    • 29,424 SF
    • 0.53 lot acres
    For Lease
    View listing
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US38-1643501
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Investment properties

    Property Details for 25 W Main St

    Year built
    2015
    Construction
    STEEL FRAME
    Lot size
    0.53 lot acres
    Property size
    29,424 SF
    Zone code
    BB
    Property type
    Investment properties
    Property subtype
    Live-work space
    APN
    WBOR M:0020 B:000312 L:0
    APU
    WBORM0020B000312L0

    Description

    This exceptional mixed-use retail property, located at 25 West Main Street in Westborough, Massachusetts, offers a unique opportunity for a discerning tenant. The building boasts a total of 29,424 square feet across a single story, currently featuring one suite. A significant portion of the space, totaling 2,239 square feet, is immediately available for lease. This presents a fantastic chance to establish or expand a business in a vibrant and highly visible location. The property's mixed-use designation allows for a variety of commercial ventures. The address is situated in Worcester County, within the 01581 zip code, providing easy access to major roadways and a strong local customer base. Ample on-street parking is readily available for patrons and employees, ensuring convenient access. The property is ideally suited for businesses seeking a prominent presence in a thriving Westborough community. This is a rare opportunity to secure a substantial retail space in a desirable location with excellent visibility and ample parking. The single-story building offers ease of access and functionality. Serious inquiries are encouraged to explore this exceptional leasing opportunity.

    Value Estimations

    based on Realmo’s proprietary methodology

    • CAP approach

      CAP Return
      Estimation
      6%
      $4,425,000
      6.5%
      $4,085,000
      7%
      $3,790,000

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $3,509,000
      Market price range: $1.87M - $5.04M
      AI Estimate
      $3,276,000
      Market price range: $1.40M - $4.40M

    • Alternative Use

      Use
      Estimation
      COMMERCIAL (GENERAL)
      $3,240,000
      Current use
      RESTAURANT
      $5,550,000
      Change: +71% Conversion: Difficult
      RETAIL STORES
      $4,615,000
      Change: +43% Conversion: Easy
      AUTO REPAIR, GARAGE
      $4,515,000
      Change: +39% Conversion: Difficult
      OFFICE BUILDING
      $4,000,000
      Change: +24% Conversion: Easy
      NEIGHBORHOOD: SHOPPING CENTER
      $3,715,000
      Change: +15% Conversion: Difficult
      APARTMENT HOUSE (5+ UNITS)
      $3,530,000
      Change: +9% Conversion: Moderate
      WAREHOUSE, STORAGE
      $2,950,000
      Change: -9% Conversion: Difficult

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Westborough
    County
    Worcester
    State
    Massachusetts
    Longitude
    -71.6141
    Latitude
    42.2693
    CBSA code
    49340
    CBSA name
    WORCESTER, MA-CT METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2024
    $86,894
    $957,000
    $4,338,200
    $5,295,200
    -
    $0.00
    $0.00
    $0.00

    Comparable in this City

    • Value Estimation
      $1,270,000
      15,000 SF

      95 Main St

      OFFICE/RESIDENTIAL (MIXED USE) • 15,000 SF
      95 Main St, Westborough, MA 01581-1414
      View Details
    • Value Estimation by Request
      11,580 SF

      30-32 Main St

      OFFICE/RESIDENTIAL (MIXED USE) • 11,580 SF
      30-32 Main St, Westborough, MA 01581
      View Details
    • Value Estimation
      $600,000
      7,000 SF

      6 Main St

      OFFICE/RESIDENTIAL (MIXED USE) • 7,000 SF
      6 Main St, Westborough, MA 01581-1939
      View Details
    • Value Estimation by Request
      1,276 SF

      60 Milk St

      OFFICE/RESIDENTIAL (MIXED USE) • 1,276 SF
      60 Milk St, Westborough, MA 01581-1210
      View Details
    • Value Estimation by Request
      4,150 SF

      18 Ss St

      OFFICE/RESIDENTIAL (MIXED USE) • 4,150 SF
      18 Ss St, Westborough, MA 01581-1619
      View Details
    • Value Estimation
      $815,000
      16,356 SF

      1 Main St

      OFFICE/RESIDENTIAL (MIXED USE) • 16,356 SF
      1 Main St, Westborough, MA 01581-1901
      View Details

    Similar Nearby for Sale

    • $3,500,000
      16,327 SF

      Westborough Mixed-Use Portfolio

      29 Units, 7.77% Cap Rate, High NOI
      44 South St, Westborough, MA 01581
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    • $1,850,000

      Commercial Land Available

      Commercial land for sale on Main Street.
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    • $2,400,000

      2.14 Acres on Route 9

      2.14 acres of flat land with 558' frontage.
      196 Turnpike Rd, Westborough, MA 01581
      View Details
    • Contact for pricing
      39,000 SF

      Class A Office Building

      Premium office space in Westborough, near major routes.
      116 Flanders Rd, Westborough, MA 01581
      View Details
    • $7,200,000

      Westborough Developable Land Portfolio

      5.74 +/- acres of developable land in Westborough, MA.
      171 Milk St, Westborough, MA 01581
      View Details
    • Contact for pricing
      3,960 SF

      Westborough Office Building For Sale

      3,960 SF office building with 8 parking spaces.
      32-36 Milk St, Westborough, MA 01581
      View Details

    Similar Nearby for Lease

    • $29 SF/Yr
      103,000 SF

      Westborough Industrial Space Available

      Modern warehouse, flexible lease options, prime location.
      111 Milk Street, Westborough, MA 01581, Westborough, MA 01581
      View Details
    • Contact for pricing
      16,370 SF

      Westborough Industrial/Flex Space Available

      Adaptable industrial/flex space in a prime commercial location.
      74 Otis St, Westborough, MA 01581
      View Details
    • Contact for pricing
      11,089 SF

      Premier Westborough Office Park Portfolio

      Eight-building office portfolio in a 153-acre master-planned park.
      1700 W Park Dr, Westborough, MA 01581
      View Details
    • Contact for pricing
      26,388 SF

      Westborough Shopping Center Retail Space

      Established shopping center with high traffic and easy access.
      166 Milk St, Westborough, MA 01581
      View Details
    • Contact for pricing
      1,040 SF

      Westborough Office Park Premier Office

      Premier office portfolio in Westborough Office Park for lease.
      1500 W Park Dr, Westborough, MA 01581
      View Details
    • $1,750 /Mo
      943 SF

      Retail/Office Space For Rent

      943+/- SF retail/office space available for rent.
      3 Union St, Westborough, MA 01581
      View Details
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    25 W Main St
    Westborough, MA 01581
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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