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Property profile & analytics
OFF-MARKET
Estimated value
$925,000
Office Spaces
259 Tpke Rd 100 Southborough, MA 01772-1706
Entity Owned
20-yr Hold
~
Est. High Equity
Property ID
US38-0545556
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
1998
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
5,248 SF
Lot
1.64 ac (71,526 SF)
Zoning code
BH
APN
SBOR M:027.0 B:0100 L:0007.0
UPID
US38-0545556
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
-
Brendon Properties, Inc. Construction Company General Contractor
-
Capital Group Properties Construction Company General Contractor
-
Jbj Construction, Llc General Contractor
-
Berkshire Realty Group Real Estate Agency
-
New England Management Realty Construction Company General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.11M
Blend (final)
Blend
$925k
Owner & transaction history
259 Turnpike Road 100 LLC · 20 yrs held
259 Turnpike Road 100 LLC
since 2006
5 recorded transactions
Zoning & alternative use
BH · Southborough, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$990,000
+38.7%
Retail stores
$825,000
+15.4%
Auto repair, garage
$805,000
+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
$715,000
Current use
RESTAURANT
$990,000
Change: +39% · Conversion: Moderate
RETAIL STORES
$825,000
Change: +15% · Conversion: Moderate
AUTO REPAIR, GARAGE
$805,000
Change: +13% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$660,000
Change: -7% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$630,000
Change: -12% · Conversion: Easy
COMMERCIAL (GENERAL)
$580,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$925k
Range $833k – $1.02M · ±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
$176 / 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
$14,607
Tax year 2024
Assessed value
$1,050,100
Assessed 2024
Previous assessed
$1,099,400
-4.5% YoY
Effective rate
1.39%
On assessed value
Assessed improvement
$1,050,100
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 Spaces
Use group
CONDOMINIUM OFFICES
Status
Off-Market
Year built
1998
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
YES
Buildings
1
Stories
2
Bathrooms
2
Total area
5,248 SF
Lot
1.64 ac (71,526 SF)
Zoning code
BH
APN
SBOR M:027.0 B:0100 L:0007.0
UPID
US38-0545556
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
$715,000
RESTAURANT
Est. value
$990,000
RETAIL STORES
Est. value
$825,000
AUTO REPAIR, GARAGE
Est. value
$805,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$660,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$630,000
COMMERCIAL (GENERAL)
Est. value
$580,000
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
2
Buildings
1
Bathrooms
2
Lot
1.64 ac
Current owner
From public records · entity-resolved
259 Turnpike Road 100 LLC
Entity
Mailing address
259 TPKE RD #100, SOUTHBOROUGH, MA 01772-1706
Ownership since
2006
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 9, 2013
—
259 Turnpike Rd 1 LLC
—
Deed Of Trust
related
$1,375,000 · United Bank
Feb 25, 2009
—
Turnpike Rd Suite 100 259
—
Deed Of Trust
related
$185,000 · Rosewood Capital Corp
Jun 29, 2006
$1
259 Turnpike Road 100 LLC
259 Turnpike Road RT
Grant Deed
—
Jun 29, 2006
—
259 Turnpike Road 100 LLC
—
Deed Of Trust
related
$225,000 · Framingham Cp Bank
—
—
259 Turnpike Road 100 LLC
—
Deed Of Trust
related
$1,500,000 · Rollstone Bk&tr
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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