Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$1,140,000
Commercial real estate
28 Tpke Rd Southborough, MA 01772-2101
Entity Owned
1-yr Hold
Free & Clear
Property ID
US38-1181263
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
2000
Total area
567 SF
Lot
0.5 ac (21,780 SF)
Zoning code
BH
APN
SBOR M:039.0 B:0000 L:0033.0
UPID
US38-1181263
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
-
Rebecca Tull Guarino, LMHC, CIMHP - Life and Home By Design Service Establishment Life Coach
-
College Plus Retirement Training Center
-
3MERITUS Wealth Management Financial Advisor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.14M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.14M
Owner & transaction history
28 Turnpike South LLC · 1 yrs held
28 Turnpike South LLC
since 2024
Last sale
$1.1M
7 recorded transactions
Zoning & alternative use
BH · Southborough, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The purpose of this Business Highway district is to provide areas for commercial uses long the highways and nearby residents
Zone name
Business Highway
General category
COMMERCIAL
Zone area
131.61 ac
Source
Realmo
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
$1,140,000
ML approach
$1,140,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.14M
Range $1.03M – $1.25M · ±10% · vs last sale $1.14M (Dec 11 2024)
Last sale anchor
$1.14M
Dec 11 2024
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
$2,011 / 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
$10,843
Tax year 2024
Assessed value
$779,500
Assessed 2024
Previous assessed
$779,500
+0.0% YoY
Effective rate
1.39%
On assessed value
Assessed land
$309,200
Assessed improvement
$470,300
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
2000
Heating
NONE
Buildings
2
Units
2
Total area
567 SF
Lot
0.5 ac (21,780 SF)
Zoning code
BH
APN
SBOR M:039.0 B:0000 L:0033.0
UPID
US38-1181263
Jurisdiction
SOUTHBOROUGH
Zoning & alternative use
BH · Southborough, MAZoning BH · permitted uses
BH · Southborough, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The purpose of this Business Highway district is to provide areas for commercial uses long the highways and nearby residents
Zone name
Business Highway
General category
COMMERCIAL
Zone area
131.61 ac
Source
Realmo
Building & site characteristics
From public records
Year built
2000
Heating
NONE
Buildings
2
Units
2
Lot
0.5 ac
Current owner
From public records · entity-resolved
28 Turnpike South LLC
Entity
Free & Clear · 1 yrs held
Mailing address
28 TPKE RD, SOUTHBOROUGH, MA 01772-2101
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
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
Dec 11, 2024
—
28 Turnpike South LLC
Kirk A Carter
Quitclaim Deed
related
—
Dec 28, 2023
$1,137,647
Kirk A Carter
Apima 1 LLC
Quit Claim Arm's Length For Ne States
$350,000 · Webster First Federal Credit Union
May 23, 2023
$784,014
Apima I LLC
Thomas J Guarino
Quit Claim Arm's Length For Ne States
—
Jun 1, 2017
$670,000
Thomas J Guarino
Higgins Timothy J Trust
Quit Claim Deed
$690,000 · Timothy J Higgins
Aug 1, 2016
—
Higgins,timothy J Trust
Higgins,timothy & Diane
Quit Claim Deed
related
—
Feb 10, 1995
—
Timothy Higgins
—
Deed Of Trust
related
$100,000 · Hans Thamhain
May 1, 1990
$200,000
Timothy Higgins
Carter,stanley F
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 28 Tpke Rd?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
