New search
Property profile & analytics
OFF-MARKET
Estimated value
$1,520,000
Office buildings
304 Tpke Rd, Southborough, MA 01772-1709
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US38-1214331
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1972
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
8,880 SF
Lot
1 ac (43,647 SF)
Zoning code
IP
APN
SBOR M:026.0 B:0000 L:0011.0
UPID
US38-1214331
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
-
Impact Fire Services (fka Professional Fire Systems) General Contractor Security Service
-
Expense Management Solutions Business Management Consultant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.86M
Blend (final)
Blend
$1.52M
Owner & transaction history
Falco Invs LLC · 8 yrs held
Falco Invs LLC
since 2018
6 recorded transactions
Zoning & alternative use
IP · Southborough, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.7M
+38.7%
Retail stores
$1.4M
+15.4%
Auto repair, garage
$1.4M
+12.8%
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
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
OFFICE BUILDING
$1,210,000
Current use
RESTAURANT
$1,675,000
Change: +39% · Conversion: Moderate
RETAIL STORES
$1,395,000
Change: +15% · Conversion: Moderate
AUTO REPAIR, GARAGE
$1,360,000
Change: +13% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,120,000
Change: -7% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$1,065,000
Change: -12% · Conversion: Easy
COMMERCIAL (GENERAL)
$975,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$1.52M
Range $1.37M – $1.67M · ±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
$171 / 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
$21,053
Tax year 2024
Assessed value
$1,513,500
Assessed 2024
Previous assessed
$1,609,300
-6.0% YoY
Effective rate
1.39%
On assessed value
Assessed land
$340,500
Assessed improvement
$1,173,000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1972
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
YES
Buildings
1
Stories
1
Units
1
Bathrooms
5
Total area
8,880 SF
Lot
1 ac (43,647 SF)
Zoning code
IP
APN
SBOR M:026.0 B:0000 L:0011.0
UPID
US38-1214331
Jurisdiction
SOUTHBOROUGH
Zoning & alternative use
IP · Southborough, MA
Zoning IP · permitted uses
IP · 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
OFFICE BUILDING Current
Est. value
$1.2M
RESTAURANT
Est. value
$1.7M
RETAIL STORES
Est. value
$1.4M
AUTO REPAIR, GARAGE
Est. value
$1.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.1M
COMMERCIAL (GENERAL)
Est. value
$975,000
OFFICE BUILDING Current
RESTAURANT
RETAIL STORES
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
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
1972
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
Yes
Stories
1
Buildings
1
Units
1
Bathrooms
5
Lot
1 ac
Current owner
From public records · entity-resolved
Falco Invs LLC
Entity
Mailing address
304 TPKE RD, SOUTHBOROUGH, MA 01772-1709
Ownership since
2018
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
May 22, 2019
—
Falco Invs LLC
—
Deed
related
$774,000 · Bay Colony Dev
Jun 19, 2018
$1,600,000
Falco Invs LLC
304 Turnpike Road LLC
Quit Claim Deed
$900,000 · St Mary's Cu
Nov 8, 2013
$1,665,000
304 Turnpike Road LLC
Southborough Corp Ctr
Quit Claim Deed
—
Jun 4, 2007
$1,800,000
Southborough Corpora Ctr
304 Turnpike Road LLC
Grant Deed
$1,440,000 · Hudson Savings Bank
Jun 21, 2004
$1,080,000
304 Turnpike Rd LLC
Cu Prof Svcs INC
Grant Deed
$1,150,000 · Unibank For Savings
—
—
Falco Invs LLC
—
Deed Of Trust
related
$774,000 · Bay Colony 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.
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 304 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.
