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Property profile & analytics
OFF-MARKET
Estimated value
$2,255,000
Warehouses
30 Southville Rd, Southborough, MA 01772-4026
Entity Owned
3-yr Hold
Free & Clear
Property ID
US38-0732418
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1965
Construction
FRAME
Total area
10,730 SF
Lot
2 ac (87,120 SF)
Zoning code
I
APN
SBOR M:005.0 B:0000 L:0052.0
UPID
US38-0732418
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
-
R&M Plumbing and Heating Plumbing Service General Contractor
-
Fitzco Construction & Electric Electrical Service General Contractor
-
Twin Pines Family of Companies General Contractor
-
Twin Pines Septic Plumbing Service
-
Partnersolve LLC Business Management Consultant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.16M
CAP Approach
CAP
$1.93M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.26M
Owner & transaction history
Otey Brothers Realty LLC · 3 yrs held
Otey Brothers Realty LLC
since 2023
Last sale
$2.5M
6 recorded transactions
Zoning & alternative use
I · Southborough, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.0M
+87.9%
Retail stores
$1.7M
+56.4%
Auto repair, garage
$1.6M
+52.9%
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
$2,195,000
ML approach
$2,155,000
CAP Approach
CAP Return
Estimation
6%
$2,085,000
6.5%
$1,925,000
7%
$1,785,000
Alternative Use
Use
Estimation
RESTAURANT
$2,025,000
Change: +88% · Conversion: Difficult
RETAIL STORES
$1,685,000
Change: +56% · Conversion: Moderate
AUTO REPAIR, GARAGE
$1,645,000
Change: +53% · Conversion: Easy
OFFICE BUILDING
$1,460,000
Change: +36% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,355,000
Change: +26% · Conversion: Moderate
Blend value · Realmo final
$2.26M
Range $2.03M – $2.48M · ±10% · vs last sale $2.50M (Apr 19 2023)
Last sale anchor
$2.50M
Apr 19 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
$210 / 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
$8,438
Tax year 2024
Assessed value
$606,600
Assessed 2024
Previous assessed
$628,700
-3.5% YoY
Effective rate
1.39%
On assessed value
Assessed land
$310,100
Assessed improvement
$296,500
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1965
Construction
FRAME
Heating
SPACE
Buildings
1
Stories
2
Units
1
Bathrooms
2
Total area
10,730 SF
Lot
2 ac (87,120 SF)
Zoning code
I
APN
SBOR M:005.0 B:0000 L:0052.0
UPID
US38-0732418
Jurisdiction
SOUTHBOROUGH
Zoning & alternative use
I · Southborough, MA
Zoning I · permitted uses
I · Southborough, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Southborough. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$2.0M
RETAIL STORES
Est. value
$1.7M
AUTO REPAIR, GARAGE
Est. value
$1.6M
OFFICE BUILDING
Est. value
$1.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.4M
RESTAURANT
RETAIL STORES
AUTO REPAIR, GARAGE
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
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
1965
Construction
FRAME
Heating
SPACE
Stories
2
Buildings
1
Units
1
Bathrooms
2
Lot
2 ac
Current owner
From public records · entity-resolved
Otey Brothers Realty LLC
Entity
Free & Clear · 3 yrs held
Mailing address
30 SOUTHVILLE RD, SOUTHBOROUGH, MA 01772-4026
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 14, 2023
—
Otey Brothers Realty LLC
—
Deed
related
$1,875,000 · Mutualone Bank
Apr 19, 2023
$2,500,000
Otey Brothers Realty LLC
Jah Properties LLC
Quit Claim Arm's Length For Ne States
—
Feb 3, 2023
—
Jah Properties LLC
—
Deed
related
$1,050,000 · Rfb 4f Nb LLC
Sep 4, 2018
—
Jah Props LLC
—
Deed
related
$60,900 · Lewis Cap Fund
Jan 8, 2015
$522,500
Jah Properties LLC
Pendansa Trust
Quit Claim Deed
related
$470,250 · Charles S Petry
—
—
Jah Props LLC
—
Deed Of Trust
related
$60,900 · Lewis Cap Fund
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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