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Property profile & analytics
OFF-MARKET
Estimated value
$1,000,000
Individual retail properties
30 Oak St, Westborough, MA 01581-3319
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US38-1669177
Property profile
Verified
Property type
Individual retail properties
Use group
GYM, HEALTH SPA
Year built
1950
Construction
STEEL FRAME
Total area
9,766 SF
Lot
0.95 ac (41,382 SF)
Zoning code
BA
APN
WBOR M:0033 B:000010 L:0
UPID
US38-1669177
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
$1.03M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.00M
Owner & transaction history
Ak&c Holdings LLC · 3 yrs held
Ak&c Holdings LLC
since 2022
Last sale
$1.0M
7 recorded transactions
Zoning & alternative use
BA · Westborough, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.4M
+280.6%
Medical building
$1.2M
+230.5%
Restaurant
$1.2M
+227.5%
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
$965,000
ML approach
$1,025,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$1,385,000
Change: +281% · Conversion: Difficult
MEDICAL BUILDING
$1,205,000
Change: +231% · Conversion: Difficult
RESTAURANT
$1,190,000
Change: +228% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,005,000
Change: +176% · Conversion: Difficult
OFFICE BUILDING
$755,000
Change: +108% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$615,000
Change: +69% · Conversion: Difficult
Blend value · Realmo final
$1.00M
Range $900k – $1.10M · ±10% · vs last sale $1.00M (Dec 14 2022)
Last sale anchor
$1.00M
Dec 14 2022
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
$102 / 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
$15,634
Tax year 2024
Assessed value
$952,700
Assessed 2024
Previous assessed
$952,700
+0.0% YoY
Effective rate
1.64%
On assessed value
Assessed land
$344,100
Assessed improvement
$608,600
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
Individual retail properties
Use group
GYM, HEALTH SPA
Status
Off-Market
Year built
1950
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
1
Total area
9,766 SF
Lot
0.95 ac (41,382 SF)
Zoning code
BA
APN
WBOR M:0033 B:000010 L:0
UPID
US38-1669177
Jurisdiction
WESTBOROUGH
Zoning & alternative use
BA · Westborough, MA
Zoning BA · permitted uses
BA · 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
RETAIL STORES
Est. value
$1.4M
MEDICAL BUILDING
Est. value
$1.2M
RESTAURANT
Est. value
$1.2M
COMMERCIAL (GENERAL)
Est. value
$1.0M
OFFICE BUILDING
Est. value
$755,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$615,000
RETAIL STORES
MEDICAL BUILDING
RESTAURANT
COMMERCIAL (GENERAL)
OFFICE BUILDING
APARTMENT HOUSE (5+ UNITS)
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
1950
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
1
Lot
0.95 ac
Current owner
From public records · entity-resolved
Ak&c Holdings LLC
Entity
Mailing address
233 TPKE RD, WESTBOROUGH, MA 01581-2807
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 14, 2022
$1,000,000
Ak&c Holdings LLC
Jsp Realty Invs LLC
Quit Claim Arm's Length For Ne States
$7,650,000 · Middlesex Savings Bank
Mar 26, 2018
—
Jsp Realty Investments
—
Deed
related
$100,000 · Granite St Economic Dev
Jun 28, 2013
—
Jsp Realty Invests LLC
—
Deed Of Trust
related
$540,000 · Middlesex Savings Bank
Dec 7, 2011
$1,250,000
Jsp Realty Invest LLC
Hma RT
Grant Deed
$550,000 · Rockland Trust Co
Dec 7, 2011
—
Jsp Realty Invest LLC
—
Deed Of Trust
related
$245,000 · Hma RT
Jun 27, 1990
—
Hma RT
—
Deed Of Trust
related
$55,000 · Commerce Bank & Trust
Feb 17, 1989
—
Chase,arthur Tr
—
Deed Of Trust
related
$85,000 · Commerce Bank & Trust
Jun 9, 1987
—
H M A RT
—
Deed Of Trust
related
$202,000 · Commerce Bank & Trust
—
—
Jsp Realty Investments
—
Deed Of Trust
related
$100,000 · Granite St Economic Dev
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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