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Property profile & analytics
OFF-MARKET
Estimated value
$875,000
Manufacturing properties
27 Washington St, Westborough, MA 01581-1012
Individually Owned
26-yr Hold
~
Est. High Equity
Property ID
US38-0585072
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1974
Construction
STEEL FRAME
Total area
12,054 SF
Lot
1.98 ac (86,249 SF)
Zoning code
IB
APN
WBOR M:0030 B:000031 L:0
UPID
US38-0585072
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
$1.02M
Blend (final)
Blend
$875k
Owner & transaction history
Rbs RT · 26 yrs held
Rbs RT
since 2000
7 recorded transactions
Zoning & alternative use
IB · Westborough, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$1.4M
+49.9%
Commercial (general)
$1.3M
+37.5%
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
INDUSTRIAL (GENERAL)
$965,000
Current use
APARTMENT HOUSE (5+ UNITS)
$1,445,000
Change: +50% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,325,000
Change: +38% · Conversion: Difficult
Blend value · Realmo final
$875k
Range $788k – $963k · ±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
$73 / 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
$17,422
Tax year 2024
Assessed value
$1,061,700
Assessed 2024
Previous assessed
$1,061,700
+0.0% YoY
Effective rate
1.64%
On assessed value
Assessed land
$351,700
Assessed improvement
$710,000
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1974
Construction
STEEL FRAME
Heating
SPACE
Buildings
1
Stories
1
Units
1
Total area
12,054 SF
Lot
1.98 ac (86,249 SF)
Zoning code
IB
APN
WBOR M:0030 B:000031 L:0
UPID
US38-0585072
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
INDUSTRIAL (GENERAL) Current
Est. value
$965,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.4M
COMMERCIAL (GENERAL)
Est. value
$1.3M
INDUSTRIAL (GENERAL) Current
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
1974
Construction
STEEL FRAME
Heating
SPACE
Stories
1
Buildings
1
Units
1
Lot
1.98 ac
Current owner
From public records · entity-resolved
Rbs RT
Individual
Mailing address
27 WASHINGTON ST, WESTBOROUGH, MA 01581-1012
Ownership since
2000
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 30, 2020
—
Rbs RT
—
Deed
related
$950,000 · Middlesex Savings Bank
Dec 11, 2012
—
Rbs RT
—
Deed Of Trust
related
$785,000 · Middlesex Savings Bank
Jul 14, 2011
—
Rbs RT
—
Deed Of Trust
related
$750,000 · Rockland Trust Co
Jun 15, 2007
—
Rbs RT
—
Deed Of Trust
related
$72,000 · Middlesex Savings Bank
Jun 2, 2004
—
Brady P Otey
—
Deed Of Trust
related
$105,000 · Citizens Bank Of Ma
Jun 3, 2002
—
Rbs RT
—
Deed Of Trust
related
$850,000 · Middlesex Savings Bank
Feb 7, 2000
$800,000
Rbs RT
Stedt Hydraulic Crane
Grant Deed
$800,000 · Boston Federal Savings Bank
Apr 4, 1995
$95,000
Stedt Hydraulic Crane
Stedt,richard
Grant Deed
related
$500,000 · Bankboston Development Co LLC
Dec 30, 1991
$737,389
Stedt Hydraulic Crane
Stedt,richard B
Grant Deed
related
—
Jul 5, 1989
—
Richard B Stedt
—
Deed Of Trust
related
$2,000,000 · 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.
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