New search
Property profile & analytics
FOR LEASE
Office buildings
257 Turnpike Rd Southborough, MA 01772
Entity Owned
29-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US38-1489702
For Lease
1 / 2
$5,270,000
257 Turnpike Rd, Southborough, MA 01772
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1998
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
38,454 SF
Lot
2.14 ac (93,218 SF)
Zoning code
BH
APN
SBOR M:027.0 B:0000 L:0041.0
UPID
US38-1489702
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
-
Coinhub Bitcoin ATM Teller Atm
-
CMEA The Employers Association Employment Agency Business Service Center
-
QBS, Inc. Medical Clinic
-
Denture Repair Studio Dental Office
-
AndPlus, An Ensono Company (Bike/Boat/Book/etc) Store Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.27M
Blend (final)
Blend
$5.27M
Owner & transaction history
Deerfoot LLC · 29 yrs held
Deerfoot LLC
since 1997
7 recorded transactions
Zoning & alternative use
BH · Southborough, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$7.3M
+38.7%
Retail stores
$6.0M
+15.4%
Auto repair, garage
$5.9M
+12.8%
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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$5,230,000
Current use
RESTAURANT
$7,250,000
Change: +39% · Conversion: Moderate
RETAIL STORES
$6,035,000
Change: +15% · Conversion: Moderate
AUTO REPAIR, GARAGE
$5,900,000
Change: +13% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$4,855,000
Change: -7% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$4,615,000
Change: -12% · Conversion: Easy
COMMERCIAL (GENERAL)
$4,230,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$5.27M
Range $4.74M – $5.80M · ±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
$137 / 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
$59,698
Tax year 2024
Assessed value
$4,291,700
Assessed 2024
Previous assessed
$4,291,700
+0.0% YoY
Effective rate
1.39%
On assessed value
Assessed land
$727,100
Assessed improvement
$3,564,600
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
For Lease
Year built
1998
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
YES
Buildings
1
Stories
3
Units
1
Bathrooms
6
Total area
38,454 SF
Lot
2.14 ac (93,218 SF)
Zoning code
BH
APN
SBOR M:027.0 B:0000 L:0041.0
UPID
US38-1489702
Jurisdiction
SOUTHBOROUGH
Zoning & alternative use
BH · Southborough, MA
Zoning BH · permitted uses
BH · 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
OFFICE BUILDING Current
Est. value
$5.2M
RESTAURANT
Est. value
$7.3M
RETAIL STORES
Est. value
$6.0M
AUTO REPAIR, GARAGE
Est. value
$5.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.9M
APARTMENT HOUSE (5+ UNITS)
Est. value
$4.6M
COMMERCIAL (GENERAL)
Est. value
$4.2M
OFFICE BUILDING Current
RESTAURANT
RETAIL STORES
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
APARTMENT HOUSE (5+ UNITS)
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
1998
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
Yes
Stories
3
Buildings
1
Units
1
Bathrooms
6
Lot
2.14 ac
Current owner
From public records · entity-resolved
Deerfoot LLC
Entity
Mailing address
259 TPKE RD #100, SOUTHBOROUGH, MA 01772-1706
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
1997
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 23, 2024
—
257 Turnpike Road LLC
—
Deed
related
$1,500,000 · Avidia Bank
Jan 30, 2020
—
Deerfoot LLC
—
Deed
related
$32,500,000 · East Boston Savings Bank
Jan 29, 2020
—
Deerfoot LLC
—
Deed
related
$2,500,000 · East Boston Savings Bank
Jul 17, 1998
—
Deerfoot LLC
—
Deed Of Trust
related
$3,200,000 · Chase Manhattan Bank
Jun 30, 1997
—
Deerfoot LLC
—
Deed Of Trust
related
$3,300,000 · Boston Federal Savings Bank
Jan 23, 1997
$440,000
Deerfoot LLC
Cajun RT
Grant Deed
—
Jan 23, 1997
—
Deerfoot LLC
—
Deed Of Trust
related
$250,000 · Framingham Cp Bank
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
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
