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Property profile & analytics
OFF-MARKET
Estimated value
$645,000
Industrial properties
273 Cutoff 281, Northborough, MA 01532-2130
Entity Owned
7-yr Hold
~
Est. High Equity
Property ID
US38-0406134
Property profile
Verified
Property type
Industrial properties
Use group
MIXED USE (COMMERCIAL/INDUSTRIAL)
Year built
2019
Total area
4,160 SF
Lot
6.45 ac (280,905 SF)
Zoning code
I
APN
NBOR M:1090 L:0008
UPID
US38-0406134
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
-
Dr. Taylor Elias Dental Office
-
Dr. Cyrus Safizadeh, DMD Dental Office
-
Northborough Family Dental Dental Office
-
Dr. Alexander J. Moheban, DMD Dental Office
-
Kate Mcpherson Dental Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$475k
CAP Approach
CAP
$575k
Comparable Approach
Comparable
$712k
Blend (final)
Blend
$645k
Owner & transaction history
293 West Main Realty LLC · 7 yrs held
293 West Main Realty LLC
since 2018
2 recorded transactions
Zoning & alternative use
I · Northborough, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$655,000
+42.6%
Auto repair, garage
$640,000
+39.4%
Office building
$565,000
+23.6%
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 Northborough submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Northborough 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
$475,000
CAP Approach
CAP Return
Estimation
6%
$625,000
6.5%
$575,000
7%
$535,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$460,000
Current use
RETAIL STORES
$655,000
Change: +43% · Conversion: Easy
AUTO REPAIR, GARAGE
$640,000
Change: +39% · Conversion: Difficult
OFFICE BUILDING
$565,000
Change: +24% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$525,000
Change: +15% · Conversion: Difficult
WAREHOUSE, STORAGE
$415,000
Change: -9% · Conversion: Difficult
Blend value · Realmo final
$645k
Range $581k – $710k · ±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
$155 / 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
$35,487
Tax year 2024
Assessed value
$2,485,100
Assessed 2024
Previous assessed
$2,485,100
+0.0% YoY
Effective rate
1.43%
On assessed value
Assessed land
$668,700
Assessed improvement
$1,816,400
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
Industrial properties
Use group
MIXED USE (COMMERCIAL/INDUSTRIAL)
Status
Off-Market
Year built
2019
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
1
Bathrooms
3
Total area
4,160 SF
Lot
6.45 ac (280,905 SF)
Zoning code
I
APN
NBOR M:1090 L:0008
UPID
US38-0406134
Jurisdiction
NORTHBOROUGH
Zoning & alternative use
I · Northborough, MA
Zoning I · permitted uses
I · Northborough, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Northborough. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$460,000
RETAIL STORES
Est. value
$655,000
AUTO REPAIR, GARAGE
Est. value
$640,000
OFFICE BUILDING
Est. value
$565,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$525,000
WAREHOUSE, STORAGE
Est. value
$415,000
COMMERCIAL (GENERAL) Current
RETAIL STORES
AUTO REPAIR, GARAGE
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
WAREHOUSE, STORAGE
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
2019
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
1
Bathrooms
3
Lot
6.45 ac
Current owner
From public records · entity-resolved
293 West Main Realty LLC
Entity
Mailing address
273 SW CUTOFF, NORTHBOROUGH, MA 01532-2130
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 7, 2018
$300,000
293 West Main Realty LLC
Diamond Towers 5 LLC
Quit Claim Arm's Length For Ne States
$1,237,000 · Avidia Bank
Dec 13, 2013
$450,000
Tellurian Acquisition LLC
Linda RT
Quit Claim 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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