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Property profile & analytics
OFF-MARKET
Estimated value
$34,890,000
Warehouses
325 Tpke Rd, Southborough, MA 01772-1708
Entity Owned
13-yr Hold
Free & Clear
Property ID
US38-0468161
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1971
Construction
FRAME
Total area
347,607 SF
Lot
51.5 ac (2,243,340 SF)
Zoning code
IP
APN
SBOR M:026.0 B:0000 L:0010.0
UPID
US38-0468161
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
-
Barrett Distribution Centers Logistics Company Freight Service
-
Kens Freight Service Logistics Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$34.89M
Owner & transaction history
Kens Foods INC · 13 yrs held
Kens Foods INC
since 2012
3 recorded transactions
Zoning & alternative use
IP · Southborough, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$54.5M
+56.4%
Auto repair, garage
$53.3M
+52.9%
Office building
$47.3M
+35.5%
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 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
WAREHOUSE, STORAGE
$34,875,000
Current use
RETAIL STORES
$54,540,000
Change: +56% · Conversion: Moderate
AUTO REPAIR, GARAGE
$53,330,000
Change: +53% · Conversion: Easy
OFFICE BUILDING
$47,270,000
Change: +36% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$43,870,000
Change: +26% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$41,705,000
Change: +20% · Conversion: Difficult
COMMERCIAL (GENERAL)
$38,260,000
Change: +10% · Conversion: Difficult
Blend value · Realmo final
$34.89M
Range $31.40M – $38.38M · ±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
$100 / 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
$497,997
Tax year 2024
Assessed value
$35,801,400
Assessed 2024
Previous assessed
$32,476,100
+10.2% YoY
Effective rate
1.39%
On assessed value
Assessed land
$8,663,100
Assessed improvement
$27,138,300
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
1971
Construction
FRAME
Heating
SPACE
Buildings
1
Stories
1
Units
1
Rooms
17
Bathrooms
5
Total area
347,607 SF
Lot
51.5 ac (2,243,340 SF)
Zoning code
IP
APN
SBOR M:026.0 B:0000 L:0010.0
UPID
US38-0468161
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
WAREHOUSE, STORAGE Current
Est. value
$34.9M
RETAIL STORES
Est. value
$54.5M
AUTO REPAIR, GARAGE
Est. value
$53.3M
OFFICE BUILDING
Est. value
$47.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$43.9M
APARTMENT HOUSE (5+ UNITS)
Est. value
$41.7M
COMMERCIAL (GENERAL)
Est. value
$38.3M
WAREHOUSE, STORAGE Current
RETAIL STORES
AUTO REPAIR, GARAGE
OFFICE BUILDING
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
1971
Construction
FRAME
Heating
SPACE
Stories
1
Buildings
1
Units
1
Rooms
17
Bathrooms
5
Lot
51.5 ac
Current owner
From public records · entity-resolved
Kens Foods INC
Entity
Free & Clear · 13 yrs held
Mailing address
PO BOX 849, MARLBOROUGH, MA 01752-0849
Ownership since
2012
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 20, 2012
$15,000,000
Kens Foods INC
325 Turnpike Road LLC
Grant Deed
—
Mar 30, 2011
$23,025,838
325 Turnpike Road LLC
Southborough Partners LLC
Grant Deed
—
Dec 14, 2007
$24,100,000
Southborough Prtnrs LLC
Telesector Resources INC
Grant Deed
$25,000,000 · Babson Mezzanine LP
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?”
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