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Property profile & analytics
FOR LEASE
Retail space
255 Turnpike Rd Southborough, MA 01772
Individually Owned
37-yr Hold
~
Est. High Equity
Property ID
US38-1774806
For Lease
1 / 5
$22 SF/Yr
255 Turnpike Rd, Southborough, MA 01772
View Listing →
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1990
Construction
FRAME
Total area
4,269 SF
Lot
0.84 ac (36,590 SF)
Zoning code
BH
APN
SBOR M:027.0 B:0000 L:0006.0
UPID
US38-1774806
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
-
Bulldog Decks Construction Company General Contractor
-
Picardi Construction Co Construction Company General Contractor
-
Remodeling Design Showroom Construction Company General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$970k
Comparable Approach
Comparable
$1.09M
Blend (final)
Blend
$910k
Owner & transaction history
Unicorn RT · 37 yrs held
Unicorn RT
since 1989
2 recorded transactions
Zoning & alternative use
BH · Southborough, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The purpose of this Business Highway district is to provide areas for commercial uses long the highways and nearby residents
Zone name
Business Highway
General category
COMMERCIAL
Zone area
131.61 ac
Source
Realmo
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,050,000
6.5%
$970,000
7%
$900,000
Alternative Use
Use
Estimation
RETAIL STORES
$670,000
Current use
AUTO REPAIR, GARAGE
$655,000
Change: -2% · Conversion: Difficult
OFFICE BUILDING
$580,000
Change: -13% · Conversion: Easy
Blend value · Realmo final
$910k
Range $819k – $1.00M · ±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
$213 / 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
$11,014
Tax year 2024
Assessed value
$791,800
Assessed 2024
Previous assessed
$769,800
+2.9% YoY
Effective rate
1.39%
On assessed value
Assessed land
$333,200
Assessed improvement
$458,600
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
For Lease
Year built
1990
Construction
FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Units
2
Bathrooms
3
Total area
4,269 SF
Lot
0.84 ac (36,590 SF)
Zoning code
BH
APN
SBOR M:027.0 B:0000 L:0006.0
UPID
US38-1774806
Jurisdiction
SOUTHBOROUGH
Zoning & alternative use
BH · Southborough, MAZoning BH · permitted uses
BH · Southborough, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The purpose of this Business Highway district is to provide areas for commercial uses long the highways and nearby residents
Zone name
Business Highway
General category
COMMERCIAL
Zone area
131.61 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$670,000
AUTO REPAIR, GARAGE
Est. value
$655,000
OFFICE BUILDING
Est. value
$580,000
RETAIL STORES Current
AUTO REPAIR, GARAGE
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
2
Buildings
1
Units
2
Bathrooms
3
Lot
0.84 ac
Current owner
From public records · entity-resolved
Unicorn RT
Individual
Mailing address
255 TPKE RD, SOUTHBOROUGH, MA 01772-1706
Ownership since
1989
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 24, 1990
—
Unicorn RT
—
Deed Of Trust
related
$350,000 · Zuckerman Family Nomi
Jul 14, 1989
$365,000
Unicorn RT
Powell,waldo I JR
Grant Deed
$392,000 · 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.
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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