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Property profile & analytics
OFF-MARKET
Estimated value
$7,355,000
Manufacturing properties
261 Cedar Hl St, Marlborough, MA 01752-3412
Entity Owned
7-yr Hold
Free & Clear
Property ID
US38-1160593
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1986
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
59,520 SF
Lot
12.62 ac (549,727 SF)
APN
MARL M:111 B:001A L:000
UPID
US38-1160593
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
by Request
CAP Approach
CAP
$9.74M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$7.36M
Owner & transaction history
Nashoba Cedar LLC · 7 yrs held
Nashoba Cedar LLC
since 2018
7 recorded transactions
Zoning & alternative use
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 Marlborough submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Marlborough 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%
$10,550,000
6.5%
$9,740,000
7%
$9,045,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$9,135,000
Current use
Blend value · Realmo final
$7.36M
Range $6.62M – $8.09M · ±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
$124 / 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
$185,557
Tax year 2024
Assessed value
$10,507,200
Assessed 2024
Previous assessed
$10,507,200
+0.0% YoY
Effective rate
1.77%
On assessed value
Assessed land
$2,897,200
Assessed improvement
$7,610,000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1986
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
5
Total area
59,520 SF
Lot
12.62 ac (549,727 SF)
APN
MARL M:111 B:001A L:000
UPID
US38-1160593
Jurisdiction
MARLBOROUGH
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, 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
INDUSTRIAL (GENERAL) Current
Est. value
$9.1M
INDUSTRIAL (GENERAL) Current
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
1986
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
5
Lot
12.62 ac
Current owner
From public records · entity-resolved
Nashoba Cedar LLC
Entity
Free & Clear · 7 yrs held
Mailing address
261 CEDAR HL ST STE #100, MARLBOROUGH, MA 01752-3056
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 21, 2021
—
Nashoba Cedar LLC
—
Deed
related
$4,450,000 · Hingham Institution For Savings
Oct 1, 2018
$8,000,000
Nashoba Cedar LLC
Cpi 261 Cedar LLC
Quit Claim Deed
—
May 3, 2016
$6,245,000
Cpi 261 Cedar LLC
Ws Nv 261 Cedar Hill L
Quit Claim Arm's Length For Ne States
$9,180,000 · Harborone Bank
Mar 2, 2016
$5,800,000
Ws Nv 261 Cedar Hill LLC
Rreef America Reit 3-z1
Quit Claim Deed
—
Nov 14, 2005
$2,419,076
Rreef America Reit Corp
Bcia Ne Holdings LLC
Grant Deed
—
Jun 23, 1999
$3,848,664
Bcia New Engl Hldgs
Mgi 261 Cedar Hill St
Grant Deed
—
Jun 29, 1995
$2,315,000
261 Cedar Hill St Mgi
Manufacturers Life Ins
Grant Deed
—
Jun 23, 1994
$1,250,000
Life Ins Manufacturers
Northland Prop Fund I
Grant Deed
—
Aug 31, 1988
$4,150,000
Northland Prop Fund LP
Cedar Hill C RT
Grant Deed
related
$3,200,000 · Zuckerman Family Nomi
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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