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Property profile & analytics
OFF-MARKET
Estimated value
$2,455,000
Super regional malls
292 Main St, Northborough, MA 01532-1667
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US38-0649662
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
1985
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
14,120 SF
Lot
1.5 ac (65,340 SF)
Zoning code
BE
APN
NBOR M:0470 L:0099
UPID
US38-0649662
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
-
Aurora Exterior Painting Painting Service General Contractor
-
L & T Nails Salon Nail Salon
-
Athens Pizza & Grill Restaurant
-
Alankar Decors & Events Event Planning Wedding Service
-
Christo Driving School Training Center Vocational School
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.28M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.38M
Blend (final)
Blend
$2.46M
Owner & transaction history
292 Main St Realty LLC · 2 yrs held
292 Main St Realty LLC
since 2023
Last sale
$2.7M
4 recorded transactions
Zoning & alternative use
BE · Northborough, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.7M
+49.4%
Retail stores
$2.2M
+24.3%
Auto repair, garage
$2.2M
+21.6%
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
$2,330,000
ML approach
$2,280,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$1,780,000
Current use
RESTAURANT
$2,660,000
Change: +49% · Conversion: Difficult
RETAIL STORES
$2,215,000
Change: +24% · Conversion: Easy
AUTO REPAIR, GARAGE
$2,165,000
Change: +22% · Conversion: Difficult
OFFICE BUILDING
$1,920,000
Change: +8% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$1,695,000
Change: -5% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,555,000
Change: -13% · Conversion: Easy
Blend value · Realmo final
$2.46M
Range $2.21M – $2.70M · ±10% · vs last sale $2.65M (Jul 21 2023)
Last sale anchor
$2.65M
Jul 21 2023
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
$174 / 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
$30,652
Tax year 2024
Assessed value
$2,146,500
Assessed 2024
Previous assessed
$2,146,500
+0.0% YoY
Effective rate
1.43%
On assessed value
Assessed land
$303,100
Assessed improvement
$1,843,400
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
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Status
Off-Market
Year built
1985
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
2
Units
12
Bathrooms
12
Total area
14,120 SF
Lot
1.5 ac (65,340 SF)
Zoning code
BE
APN
NBOR M:0470 L:0099
UPID
US38-0649662
Jurisdiction
NORTHBOROUGH
Zoning & alternative use
BE · Northborough, MA
Zoning BE · permitted uses
BE · 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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$1.8M
RESTAURANT
Est. value
$2.7M
RETAIL STORES
Est. value
$2.2M
AUTO REPAIR, GARAGE
Est. value
$2.2M
OFFICE BUILDING
Est. value
$1.9M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.7M
COMMERCIAL (GENERAL)
Est. value
$1.6M
NEIGHBORHOOD: SHOPPING CENTER Current
RESTAURANT
RETAIL STORES
AUTO REPAIR, GARAGE
OFFICE BUILDING
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
1985
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
1
Units
12
Bathrooms
12
Lot
1.5 ac
Current owner
From public records · entity-resolved
292 Main St Realty LLC
Entity
Mailing address
292 MAIN ST, NORTHBOROUGH, MA 01532-1667
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 21, 2023
$2,650,000
292 Main St Realty LLC
Thomas J Manor
Quit Claim Arm's Length For Ne States
$1,600,000 · Rockland Trust Co
Jan 8, 2002
$1,061,000
Thomas J Manor
Harutunian,edward J
Grant Deed
$170,000 · Zenon Grzybowski
Jun 15, 1999
$840,000
Edward J Harutunian
Pa Ja RT
Grant Deed
$670,000 · Country Bank
Feb 28, 1997
—
Pa Ja RT
—
Deed Of Trust
related
$967,970 · Hudson National Bank
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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