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Property profile & analytics
OFF-MARKET
Estimated value
$14,500,000
Hotels
250 Foxboro Blvd, Foxboro, MA 02035-2871
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US38-1017790
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
1998
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
78,034 SF
Lot
6.3 ac (274,536 SF)
APN
FOXB M:146 L:007
UPID
US38-1017790
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
$14.50M
CAP Approach
CAP
$9.04M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$14.50M
Owner & transaction history
Ari Foxborough LLC · 1 yrs held
Ari Foxborough LLC
since 2024
Last sale
$14.5M
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$13.9M
+776.6%
Office building
$13.7M
+764.8%
Industrial (general)
$10.4M
+558.0%
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 Foxboro submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Foxboro 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
$14,500,000
ML approach
$14,500,000
CAP Approach
CAP Return
Estimation
6%
$9,785,000
6.5%
$9,035,000
7%
$8,390,000
Alternative Use
Use
Estimation
RESTAURANT
$13,905,000
Change: +777% · Conversion: Difficult
OFFICE BUILDING
$13,720,000
Change: +765% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$10,440,000
Change: +558% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$9,710,000
Change: +512% · Conversion: Difficult
AUTO REPAIR, GARAGE
$9,375,000
Change: +491% · Conversion: Difficult
RETAIL STORES
$8,925,000
Change: +463% · Conversion: Difficult
MEDICAL BUILDING
$8,925,000
Change: +463% · Conversion: Difficult
Blend value · Realmo final
$14.50M
Range $13.05M – $15.95M · ±10% · vs last sale $14.50M (Oct 15 2024)
Last sale anchor
$14.50M
Oct 15 2024
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
$186 / 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
$144,902
Tax year 2024
Assessed value
$8,054,600
Assessed 2024
Previous assessed
$7,809,900
+3.1% YoY
Effective rate
1.80%
On assessed value
Assessed land
$2,484,000
Assessed improvement
$5,570,600
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
1998
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
3
Units
108
Total area
78,034 SF
Lot
6.3 ac (274,536 SF)
APN
FOXB M:146 L:007
UPID
US38-1017790
Jurisdiction
FOXBORO
Metro division
BOSTON-QUINCY, MA METROPOLITAN DIVISION
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$13.9M
OFFICE BUILDING
Est. value
$13.7M
INDUSTRIAL (GENERAL)
Est. value
$10.4M
APARTMENT HOUSE (5+ UNITS)
Est. value
$9.7M
AUTO REPAIR, GARAGE
Est. value
$9.4M
RETAIL STORES
Est. value
$8.9M
MEDICAL BUILDING
Est. value
$8.9M
RESTAURANT
OFFICE BUILDING
INDUSTRIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
AUTO REPAIR, GARAGE
RETAIL STORES
MEDICAL 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
1998
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
3
Buildings
1
Units
108
Lot
6.3 ac
Current owner
From public records · entity-resolved
Ari Foxborough LLC
Entity
Mailing address
545 E JOHN CARPENTER FWY STE #1400, IRVING, TX 75062-3933
Ownership since
2024
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 15, 2024
$14,500,000
Ari Foxborough LLC
Nep Foxborough Ma Owner L
Warranty Deed
$10,350,000 · Institution For Savings Newburyport
Dec 31, 2019
—
Nep Foxborough Ma Owner
—
Deed
related
$115,586,250 · Teachers Insurance
Jun 18, 2015
$21,791,883
Nep Foxborough
Tralee LLC
Quit Claim Arm's Length For Ne States
$1 · Jpmorgan Chase Bank NA
Aug 25, 2008
—
Tralee LLC
—
Deed Of Trust
related
$11,750,000 · General Electric Capital Corp
—
—
Nep Foxborough Ma Owner
—
Deed Of Trust
related
$115,586,250 · Teachers Insurance
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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