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Property profile & analytics
OFF-MARKET
Estimated value
$8,185,000
Hospitals
300 Friberg Pkwy Westborough, MA 01581-3900
Individually Owned
11-yr Hold
~
Est. High Equity
Property ID
US38-0759448
Property profile
Verified
Property type
Hospitals
Use group
HOSPITAL - PRIVATE
Year built
1983
Construction
STEEL FRAME
Total area
80,284 SF
Lot
14.81 ac (644,993 SF)
Zoning code
IB
APN
WBOR M:0029 B:000125 L:0
UPID
US38-0759448
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$6.41M
Blend (final)
Blend
$8.19M
Owner & transaction history
Westborough Life Props · 11 yrs held
Westborough Life Props
since 2015
7 recorded transactions
Zoning & alternative use
IB · Westborough, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$11.4M
+15.1%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
MEDICAL BUILDING
$9,890,000
Current use
RETAIL STORES
$11,385,000
Change: +15% · Conversion: Difficult
RESTAURANT
$9,795,000
Change: -1% · Conversion: Difficult
COMMERCIAL (GENERAL)
$8,250,000
Change: -17% · Conversion: Easy
Blend value · Realmo final
$8.19M
Range $7.37M – $9.00M · ±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
$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
$146,945
Tax year 2024
Assessed value
$8,954,600
Assessed 2024
Previous assessed
$8,954,600
+0.0% YoY
Effective rate
1.64%
On assessed value
Assessed land
$2,814,400
Assessed improvement
$6,140,200
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
Hospitals
Use group
HOSPITAL - PRIVATE
Status
Off-Market
Year built
1983
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
3
Units
156
Rooms
156
Bathrooms
12
Total area
80,284 SF
Lot
14.81 ac (644,993 SF)
Zoning code
IB
APN
WBOR M:0029 B:000125 L:0
UPID
US38-0759448
Jurisdiction
WESTBOROUGH
Zoning & alternative use
IB · Westborough, MA
Zoning IB · permitted uses
IB · 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
MEDICAL BUILDING Current
Est. value
$9.9M
RETAIL STORES
Est. value
$11.4M
RESTAURANT
Est. value
$9.8M
COMMERCIAL (GENERAL)
Est. value
$8.3M
MEDICAL BUILDING Current
RETAIL STORES
RESTAURANT
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
1983
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
3
Buildings
1
Units
156
Rooms
156
Bathrooms
12
Lot
14.81 ac
Current owner
From public records · entity-resolved
Westborough Life Props
Individual
Mailing address
PO BOX 92129, SOUTHLAKE, TX 76092-0102
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 2, 2026
—
Westborough Life Prop LLC
—
Deed
related
$55,000,000 · Customers Bank
Mar 10, 2017
—
Westborough Life Props
—
Deed
related
$16,859,500 · Td Bank NA
Jun 15, 2015
$6,200,000
Westborough Life Props
Campanelli-trigate Westbr
Quit Claim Deed
—
Jun 9, 2014
$2,257,500
Trigate Westb Campanelli
Us Bank NA Tr
Warranty Deed
—
Aug 29, 2013
—
Us Bank NA
Oasis Friberg Pkwy Westb
Quit Claim Deed
related
—
Nov 14, 2005
—
Oasis Friberg Pky Wbor
—
Deed Of Trust
related
$120,000 · Wells Fargo Mortgage
Nov 15, 2004
$12,073,070
Oasis Friberg Parkway
Istar Ctl I LP
Grant Deed
$130,000,000 · Worth Funding INC
Jun 21, 2001
—
Istar Ctl I Genpar INC
—
Deed Of Trust
related
$193,000,000 · Lehman Ali INC
Jul 1, 1997
$10,524
Trinet Essential Facil
Bay State Gas Co
Grant Deed
—
Dec 22, 1989
$6,900,000
Bay State Gas Co
Westborough INC
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.
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