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Property profile & analytics
OFF-MARKET
Estimated value
$8,150,000
Warehouses
27 Otis St, Westborough, MA 01581-3311
Entity Owned
Free & Clear
Property ID
US38-0648694
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1988
Construction
STEEL FRAME
Total area
106,604 SF
Lot
16.22 ac (706,456 SF)
Zoning code
IB
APN
WBOR M:0026 B:000059 L:0
UPID
US38-0648694
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
by Request
Comparable Approach
Comparable
$10.35M
Blend (final)
Blend
$8.15M
Owner & transaction history
Exeter 27 Otis LP
Exeter 27 Otis LP
since 2025
7 recorded transactions
Zoning & alternative use
IB · Westborough, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$13.5M
+25.8%
Apartment house (5+ units)
$12.8M
+19.6%
Commercial (general)
$11.7M
+9.7%
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 Westborough submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Westborough 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
WAREHOUSE, STORAGE
$10,695,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$13,455,000
Change: +26% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$12,790,000
Change: +20% · Conversion: Difficult
COMMERCIAL (GENERAL)
$11,735,000
Change: +10% · Conversion: Difficult
Blend value · Realmo final
$8.15M
Range $7.34M – $8.97M · ±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
$76 / 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
$146,738
Tax year 2024
Assessed value
$8,942,000
Assessed 2024
Previous assessed
$8,942,000
+0.0% YoY
Effective rate
1.64%
On assessed value
Assessed land
$2,467,400
Assessed improvement
$6,474,600
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1988
Construction
STEEL FRAME
Heating
FORCED AIR
Buildings
1
Stories
1
Units
3
Total area
106,604 SF
Lot
16.22 ac (706,456 SF)
Zoning code
IB
APN
WBOR M:0026 B:000059 L:0
UPID
US38-0648694
Jurisdiction
WESTBOROUGH
Zoning & alternative use
IB · Westborough, MA
Zoning IB · permitted uses
IB · Westborough, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Westborough. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$10.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$13.5M
APARTMENT HOUSE (5+ UNITS)
Est. value
$12.8M
COMMERCIAL (GENERAL)
Est. value
$11.7M
WAREHOUSE, STORAGE Current
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
1988
Construction
STEEL FRAME
Heating
FORCED AIR
Stories
1
Buildings
1
Units
3
Lot
16.22 ac
Current owner
From public records · entity-resolved
Exeter 27 Otis LP
Entity
Free & Clear · 0 yrs held
Mailing address
PO BOX 56607, ATLANTA, GA 30343-0607
Ownership since
2025
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
Jan 2, 2026
—
Exeter 27 Otis LP
—
Deed
related
$235,800,000 · Mizuho Bank Ltd
Dec 10, 2025
$20,450,000
Exeter 27 Otis LP
Bprep Westborough LLC
Deed
—
Apr 10, 2024
—
Bprep Wesborough LLC
—
Deed
related
—
Apr 6, 2017
$23,121,315
Bprep Westborough LLC
Realty Associates Fund 9
Quit Claim Deed
related
$326,500,000 · Miscellaneous Ins Co
Sep 17, 2003
$6,425,000
27 Otis St Corp
Msc Otis Crosswoods INC
Grant Deed
—
Aug 29, 1996
$4,450,500
Msc Otis INC
Pen Nom One Corp
Grant Deed
—
May 1, 1989
$6,250,000
Pen Nom I Corp
Westborough 27 RT
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.
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