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Property profile & analytics
OFF-MARKET
Estimated value
$3,430,000
Office buildings
250 Tpke Rd Southborough, MA 01772-1742
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US38-1357282
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1988
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
50,060 SF
Lot
4.29 ac (187,047 SF)
Zoning code
I
APN
SBOR M:027.0 B:0000 L:0002.A
UPID
US38-1357282
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
-
Beehive Pros Storage - Southborough Storage Facility
-
Studio S Portraits Photography Service (Bike/Boat/Book/etc) Store
-
Braun Thermometers Training Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.27M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.32M
Blend (final)
Blend
$3.43M
Owner & transaction history
Fd 250 Turnpike LLC · 4 yrs held
Fd 250 Turnpike LLC
since 2022
Last sale
$3.5M
6 recorded transactions
Zoning & alternative use
I · Southborough, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$3,405,000
ML approach
$3,265,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$5,510,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$3.43M
Range $3.09M – $3.77M · ±10% · vs last sale $3.53M (Mar 4 2022)
Last sale anchor
$3.53M
Mar 4 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
$69 / 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
$48,958
Tax year 2024
Assessed value
$3,519,600
Assessed 2024
Previous assessed
$3,512,400
+0.2% YoY
Effective rate
1.39%
On assessed value
Assessed land
$1,458,800
Assessed improvement
$2,060,800
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
1988
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
YES
Buildings
1
Stories
3
Units
1
Bathrooms
6
Total area
50,060 SF
Lot
4.29 ac (187,047 SF)
Zoning code
I
APN
SBOR M:027.0 B:0000 L:0002.A
UPID
US38-1357282
Jurisdiction
SOUTHBOROUGH
Zoning & alternative use
I · Southborough, MA
Zoning I · permitted uses
I · 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
COMMERCIAL (GENERAL)
Est. value
$5.5M
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
1988
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
Yes
Stories
3
Buildings
1
Units
1
Bathrooms
6
Lot
4.29 ac
Current owner
From public records · entity-resolved
Fd 250 Turnpike LLC
Entity
Mailing address
325 DONALD LYNCH BLVD #205, MARLBOROUGH, MA 01752-4724
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 4, 2022
$3,525,000
Fd 250 Turnpike LLC
Bldg Mass Lex LLC
Quit Claim Arm's Length For Ne States
$5,800,000 · Berkshire Bank
Dec 17, 2007
$6,712,329
Bldg Mass Lex LLC
Lexington English T
Deed
$7,300,000 · Manuf & Trdr Trust Co
Dec 31, 1999
$4,725
Lexington English Corp
Net 2 LP
Grant Deed
—
Apr 4, 1996
—
Net Two LP
—
Deed Of Trust
related
$2,800,000 · General Electric Capital Corp
Sep 25, 1995
$4,100,000
Net Two LP
Duracraft Corp
Grant Deed
—
Aug 1, 1995
$3,650,000
Duracraft Corp
250 Turnpike Road LP
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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